Loading...
HomeMy WebLinkAbout2015 12 14 Public Hearing 505 Pollack Shores Preliminary/Final Engineering Plan Aesthetic Review First Modification to the Development AgreementCOMMISSION AGENDA ITEM 505 Informational Consent Public Hearings X Regular December 14, 2015 KL RS Regular Meeting City Manager Department REQUEST: The Community Development Department — Planning Division requests the City Commission consider approval of 1) Preliminary/Final Engineering Plan, 2) Aesthetic Review, and 3) the First Modification of the Development Agreement for a total of 279 multi- family units located on the east side of Tuscawilla Road, north of SR 434 and west of Michael Blake Boulevard. SYNOPSIS: The applicant is requesting approval of a Preliminary/Final Engineering Plan and Aesthetic Review for an apartment community containing 279 units. The subject property is located in the T5 zone (Urban Center Zone) of the Town Center. Multifamily uses such as apartments are a permitted use in the T5 zone of the Town Center. A Concept Plan and Development Agreement was approved by the City Commission on February 9, 2015 which permits a maximum of 300 apartment units on the property. The Preliminary/Final Engineering Plan has been designed in accordance with the approved Concept Plan and Development Agreement. CONSIDERATIONS: APPLICANT AND PROPERTY INFORMATION: Applicant name and address and authorized representative: CS Capital Management, Inc./ Whitaker Capital, LLC. 3525 Piedmont Road, 7 Piedmont Center, Suite 300, Atlanta, GA 30305. Brian Love, authorized representative Public Hearings 505 PAGE 1 OF 8 - December 14, 2015 . Property owner's name(s): Winter Springs Holdings, LLC. . Property addresses: No address issued . Property Parcel ID number: 26- 20- 30- 5AR -OA00 -0070 . Current FLUM Designations: Town Center . Current Zoning Designations: Town Center T5 (Urban Center Zone) . Previously Approved Development permits such as conditional use, waiver, or variance (if any): None . Development Agreements (if any): Development Agreement between the City of Winter Springs and Winter Springs Holdings, Inc. Book 8446/Page 1131 -1144, approved February 9, 2015, executed March 10, 2015. . Pending Code Enforcement Actions (if any): No known pending Code Enforcement actions . City Liens (if any): No known liens APPLICABLE LAW, PUBLIC POLICY, AND EVENTS Home Rule Powers Florida Statutes City of Winter Springs Comprehensive Plan - Future Land Use Element GOAL 2: Town Center. The City seeks to create a Town Center based upon traditional design standards for development that will become the identifying focus of the City's downtown and contribute to an increased and diversified tax base for the City. The primary purpose of the Town Center shall be to create an economically successful, vibrant, aesthetic, compact, multimodal, diverse, mixed use (including horizontal and vertical integration of uses) neo- traditional urban environment, designed on a pedestrian scale and with a pedestrian orientation. The Town Center is to be a place where people can reside in a mix of single and multiple family dwellings, work, gather to shop, relax, recreate, be entertained, attend community events, and enjoy the natural beauty of lands located in the Town Center. The Town Center should be created through public and private investment and development. Policy 2.2.4: Mixed Uses. Permit a variety of mixed uses consistent, compatible, and in harmony with the Town Center Goal and the Town Center District Code, including single family residential, multiple family residential, commercial retail and services, public services and buildings, parks, and schools, through the enactment of creative and flexible land development regulations. (Ord. 2012 -05) Policy 2.2.6: Residential Density. Support the desired commercial activity and urban character desired for the Town Center by encouraging high density residential development consistent with the Town Center Goal and Town Center District Code and encourage a minimum average residential density of seven (7) units per acre, unless the type of unit would warrant a lesser density while still meeting the intent of the Town Center District Code. (Ord. 2012 -05) Public Hearings 505 PAGE 2 OF 8 - December 14, 2015 Policy 2.2.8: Intensity. Encourage higher intensity development in the Town Center subject to the Town Center District Code. (Ord. 2012 -05) Policy 2.3.3: Fiscal Impacts of Development. Ensure that City policies, regulations, and decision making processes not only consider Town Center design planning impacts, but also consider whether proposed new development will have a positive and acceptable economic and fiscal impact on the City. In furtherance of this policy, the City Commission shall require (unless otherwise exempted by land development regulation), as a condition of considering the approval or denial of a development project, that developers provide a written economic and fiscal impact report, prepared by a duly qualified expert, that details the associated economic and fiscal impacts of any proposed new development project on the City and the School District. Although the City recognizes that some projects will have a regional economic and fiscal impact as well, said report shall predominantly address the economic and fiscal impacts on the Town Center and the City of Winter Springs as its own economic system. The economic impact analysis portion of the report shall address the impacts of the proposed project on jobs, economic output, and wages. The fiscal impact analysis portion shall pertain to the net fiscal impact of the project over a period of years which is the sum of those revenues (such as ad valorem taxes, public service taxes, sales taxes, and charges for service) directly received by the City minus the sum of expenditures incurred by the City (such as general government expenses, law enforcement, roads, and parks and recreation). (Ord. 2012 -05) Policy 2.3.4: Compatibility and Optimization of Tax Base. For purpose of determining whether a project has a positive and acceptable economic and fiscal impact on the City pursuant to Policy 2.3.3, the developer shall be required to demonstrate through its written economic and fiscal impact report that the project is in compliance with the following objective criteria: (1) The proposed project and associated land use is not only a permitted use within the applicable zoning transect, but is also compatible under existing conditions (existing, permitted, or master - planned development) at the proposed location with other adjacent or nearby land uses within the Town Center and any established surrounding neighborhoods. (2) The market demand for the proposed project is at least minimally feasible based on current market data including, but not limited to, data set forth in any economic development study conducted by the City. (3) Provided said project is first deemed compatible from a land use perspective under criteria (1) and market demand is deemed minimally feasible under criteria (2), the proposed project optimally increases and diversifies the City's tax base and economic well- being. With respect to the phrase "optimally increases," the proposed project's economic and fiscal impact shall be required to be the best result obtainable for the City under current economic and land use conditions. In furtherance of determining consistency with this provision, the developer's written economic and fiscal impact report shall analyze and compare the proposed project to either the City's preferred project or projects for the subject location as may be expressly set forth in the City's Town Center Master Plan or economic development study conducted pursuant to Policy 2.3.2, or if the plan or study does not so expressly provide, to a reasonable array of other potential alternative compatible projects authorized in the applicable zoning transect for the subject project location. Furthermore, the term "diversifies" means the extent that the proposed project reduces the City's reliance upon a residential tax base to fund the City's fiscal budget. Additionally, if the proposed project is a commercial project, the extent that the proposed project also provides different and needed services and jobs to the Town Center and the City. Public Hearings 505 PAGE 3 OF 8 - December 14, 2015 (4) Such other criteria set forth in the City's land development regulations. (Ord. 2012 -05) Policy 2.3.7: Quality of Life. Strive to improve the quality of life of Winter Springs' residents by encouraging an increased number and variety of thriving commercial businesses that are supported and complimented by high -end residential projects located in the Town Center. City of Winter Springs Comprehensive Plan - Housing Element Policy 1.1.15: Support the desired commercial activity and urban character desired for the Town Center by encouraging high density residential development subject to the Town Center District Code. (Cross Reference: Future Land Use Element, Policy 2.2.6); (Ord. 2012 -05) Winter Springs Town Center District Code DISCUSSION: Preliminary/Final Engineering Plan Prior to the approval of the Concept Plan and Development Agreement at the February 9, 2015 City Commission meeting, the applicant proposed a Concept Plan for a thirteen building apartment complex that would be developed into a total of 338 units on 13.9 acres at the northeast corner of the intersection of Michael Blake Boulevard and SR 434. On August 21, 2014 and December 2, 2014, the applicant held meetings with concerned citizens to solicit their input on the proposed design. As a result of these meetings two site layouts were proposed but no consensus could be reached between the applicant and the citizens on the proposed design of the project. With this impasse in mind and taking certain comments from the citizens group into consideration, City Staff and the applicant proposed a new layout and relocation of the project to a portion of the property under the applicants ownership that is west of the intersection of Michael Blake Boulevard and SR 434, specifically on the east side of Tuskawilla Road behind the McDonalds restaurant. On February 9, 2015, the City Commission approved a Concept Plan and Development Agreement for the subject property based upon the above proposal which consists of commercial, mixed use buildings and apartment buildings located in the T5 zone (Urban Center Zone) of the Town Center. Multifamily uses such as apartments are a permitted use in the T5 zone of the Town Center. The design configuration depicted on the Preliminary/Final Engineering Plan is consistent with the approved Concept Plan and Development Agreement. Vehicular access to the site is proposed via Michael Blake Boulevard, two proposed "Town Center Streets ", and Tuskawilla Road. The property will be divided into six blocks. As noted on the approved Concept Plan and in the approved Development Agreement, the developer has agreed to reserve blocks 4, 5, and 6 for mixed use and /or commercial development. One of the "Town Center Streets" that will be created will be the extension of Tree Swallow Boulevard that will be constructed across the middle portion of the property. Per the terms of the approved Development Agreement, this project is the only standalone multi - family residential project permitted to be developed on the entire property located north of S.R. 434, south of the Cross Seminole Trail, east of Tuskawilla Road, and west of the pedestrian trail bridge. In the event other multi - family projects are proposed on the remaining portions of the property, the units shall be incorporated into a mixed use development. A roundabout will be constructed at the proposed intersection of Michael Blake Boulevard Public Hearings 505 PAGE 4 OF 8 - December 14, 2015 and Tree Swallow Drive that is proposed to run in an east/west direction across the property. The roundabout at this location was previously approved by the City Commission as part of the Michael Blake Boulevard project; however; construction of the roundabout was deferred until development of the surrounding land. The eastern end of the roundabout will be appropriately stubbed out to allow for the future continuation of Tree Swallow Drive to the east. Parking will be provided in accordance with Town Center design standards behind the proposed buildings and on each of the streets that are proposed for construction. Additionally, tandem parking will be provided within garages that will be constructed on the first floor of several of the building types. The buildings will be setback from property lines consistent with the setbacks that are required in the T5 (Urban Center Zone) of the Town Center, which range between zero and eight feet along front property lines, and will be oriented toward the street frontages. This setback range and design configuration is reflective of historic downtown layouts throughout the United States. As noted on the approved Concept Plan and in the approved Development Agreement, a wet detention pond is proposed on the east side of the Cross Seminole Trail pedestrian bridge that will serve the development. This wet detention pond was previously designed and permitted as a master wet detention pond to serve the Town Center Phase II project. The pond is sized to handle stormwater runoff from the entire undeveloped portion of the Town Center Phase II property. The Preliminary/Final Engineering Plan is consistent with the approved Concept Plan and Development Agreement, and is in compliance with all applicable policies of the Comprehensive Plan and all applicable requirements of the City Code of Ordinances and the Town Center District Code. Aesthetic Review The attached Aesthetic Review package includes all of the submittal requirements for aesthetic review as set forth in Section 9 -600 through 9 -607 and include the following: (a) a site plan; (b) elevations illustrating all sides of structures facing public streets or spaces; (c) illustrations of all walls, fences, and other accessory structures and the indication of height and their associated materials; (d) elevation of proposed exterior permanent signs or other constructed elements other than habitable space, if any; (e) illustrations of materials, texture, and colors to be used on all buildings, accessory structures, exterior signs; and (f) other architectural and engineering data as may be required. The procedures for review and approval are set forth in Section 9 -603. The City Commission may approve, approve with conditions, or disapprove the application only after consideration of whether the following criteria have been satisfied: (1) The plans and specifications of the proposed project indicate that the setting, landscaping, proportions, materials, colors, textures, scale, unity, balance, rhythm, contrast, and simplicity are coordinated in a harmonious manner relevant to the particular proposal, surrounding area and cultural character of the community. The project is located in the T5 (Urban Center Zone) of the Town Center. The design of the proposed units are consistent with the architectural design guidelines noted in the Town Center District Code and with the architectural elevations that were included as an exhibit to the approved Development Agreement. Architectural design elements such as cementitous lap siding, cementitous batten board, vinyl windows, and aluminum coping are provided. Expression lines are provided to Public Hearings 505 PAGE 5 OF 8 - December 14, 2015 demonstrate a separation from the first and second floors and to help break up blank expanses on the facades. The architecture is complementary to the diverse styles of architecture that have been provided in the City and in the Town Center. (2) The plans for the proposed project are in harmony with any future development which has been formally approved by the City within the surrounding area. The design of the proposed units are characteristic of the architecture that is provided citywide and is in harmony with the surrounding residential and commercial developments in the Town Center. Additionally, the elevations are consistent with the elevations that were included as an exhibit to the approved Development Agreement. (3) The plans for the proposed project are not excessively similar or dissimilar to any other building, structure or sign which is either fully constructed, permitted but not fully constructed, or included on the same permit application, and facing upon the same or intersecting street within five hundred (500) feet of the proposed site, with respect to one or more of the following features of exterior design and appearance: A. Front or side elevations, B. Size and arrangement of elevation facing the street, including reverse arrangement, C. Other significant features of design such as, but not limited to: materials, roof line, hardscape improvements, and height or design elements. The proposed units are designed to contribute to the quality architectural styles that are typical of the Town Center and the City of Winter Springs. This project represents a positive addition to the Town Center and to the City of Winter Springs. Significant design features includes architectural design elements such as cementitous lap siding, cementitous batten board, vinyl windows, and aluminum coping. Expression lines are provided to demonstrate a separation from the first and second floors and to help break up blank expanses on the facades. The architecture is consistent with the architectural elevations that were included as an exhibit to the approved Development Agreement. (4) The plans for the proposed project are in harmony with, or significantly enhance, the established character of other buildings, structures or signs in the surrounding area with respect to architectural specifications and design features deemed significant based upon commonly accepted architectural principles of the local community. The proposed project enhances the character and overall aesthetics of the Town Center and the surrounding area. The Town Center and the City of Winter Springs are comprised of diverse architectural styles and, therefore, the proposed project represents a positive addition to the City. (5) The proposed project is consistent and compatible with the intent and purpose of this Article, the Comprehensive Plan for Winter Springs, design criteria adopted by the city (e.g. Town Center guidelines, SR 434 design specifications) and other applicable federal state or local laws. The proposed project is consistent and compatible with the Comprehensive Plan and the design specifications and architectural styles that are noted in the Town Center District Code and with the architectural elevations that were included as an exhibit to the approved Development Agreement. The final architectural plans will be reviewed Public Hearings 505 PAGE 6 OF 8 - December 14, 2015 for compliance with all building code criteria. (6) The proposed project has incorporated significant architectural enhancements such as concrete masonry units with stucco, marble, termite - resistant wood, wrought iron, brick, columns and piers, porches, arches, fountains, planting areas, display windows, and other distinctive design detailing and promoting the character of the community. The project has incorporated a number of features such as cementitous lap siding, cementitous batten board, vinyl windows, and aluminum coping. Expression lines are provided to demonstrate a separation from the first and second floors and to help break up blank expanses on the facades. The architecture is consistent with the architectural elevations that were included as an exhibit to the approved Development Agreement. The project provides distinctive design details that promote the character of the Town Center and the City of Winter Springs. FISCAL IMPACT: Development of the property will provide an increase in taxable value to the City, and will provide additional population in the Town Center which will increase the Town Center's demographic base and strengthen the support for business and future commercial development within the Town Center. Per Policy 2.3.3 of the Future Land Use Element of the Comprehensive Plan, a fiscal impact analysis is provided. COMMUNICATION EFFORTS: This Agenda Item has been electronically forwarded to the Mayor and City Commission, City Manager, City Attorney /Staff, and is available on the City's Website, LaserFiche, and the City's Server. Additionally, portions of this Agenda Item are typed verbatim on the respective Meeting Agenda which has also been electronically forwarded to the individuals noted above, and which is also available on the City's Website, LaserFiche, and the City's Server; has been sent to applicable City Staff, Media/Press Representatives who have requested Agendas /Agenda Item information, Homeowner's Associations/Representatives on file with the City, and all individuals who have requested such information. This information has also been posted outside City Hall, posted inside City Hall with additional copies available for the General Public, and posted at five (5) different locations around the City. Furthermore, this information is also available to any individual requestors. City Staff is always willing to discuss this Agenda Item or any Agenda Item with any interested individuals. RECOMMENDATION: Staff and the Planning & Zoning Board recommend approval of. 1) Preliminary/Final Engineering Plan, 2) Aesthetic Review, and 3) the First Modification of the Development Agreement for a total of 279 multi - family units located on the east side of Tuskawilla Road, north of SR 434 and west of Michael Blake Boulevard. ATTACHMENTS: A. Preliminary/Final Engineering Plan B. Aesthetic Review Public Hearings 505 PAGE 7 OF 8 - December 14, 2015 C. Fiscal impact analysis D. Development Agreement - February 9, 2015 E. First Modification of Development Agreement F. Minutes - December 2, 2015 Planning & Zoning Board meeting G. Comments, Engineering Department Public Hearings 505 PAGE 8 OF 8 - December 14, 2015 SITE PLAN NOTES: DD Dlffllln GEOTECHNICAL DATA: SITE GRADING NOTES: Attachment "A" PARCEL ID #: 26- 20- 30- 5AR- OA00 -006C 26- 20 -30- 5AR -OA00 -007 K 26- 20 -30- 5AR -OA00 -007 F WINTER SPRINGS APARTMENTS AT 201 MICHAEL BLAKE BLVD. WINTER SPRINGS, FLORIDA OWNER OWNER'S REPRESENTATIVE DEVELOPMENT MANAGER I APPLICANT ENGINEER IBEW PENSION BENEFIT FUND/ CS CAPITAL MANAGEMENT/ POLLACK SHORES REAL ESTATE GROUP LOCHRANE ENGINEERING, INC. WINTER SPRINGS HOLDINGS WHITAKER CAPITAL 5005 INTERBAY BOULEVARD 201 S. BUMBY AVENUE PAULSAYLOR TAMPA, FLORIDA 33611 ORLANDO, FLORIDA 32803 BRIAN LOVE ANTHONY M. EVERETT FRANKLIN A. PORTER, P.E. 404490 -4988 813 - 831 -5619 407 - 896 -3317 PROJECT LOCATION o� o' Al VICINITY MAP LEGAL DESCRIPTION AERIAL PHOTO PLANS N". I DESCRIPTION JURISDICTION /UTILITIES CONSULTANTS ?egYmx °6 mema�mme h z ❑ ¢ Vo a 4 LL ��mze a � y U U � W w oz z ' � LU W W S Of W 0 0 C1.0 -=-7 LEGEND C FRIEDIN 111. 11 '1 IF IFOU", AS JJ. C"q SITE LEGEND MICHAEL BEA E BLVD. 11, AN OPERATIONAL ROAD AND 'E AO SAW CUT & REMOVE EXISTING CONCRETE SIDEVVbUK. CAN NOT BE FULLY CLOSED FOR EXTENDED PERIODS DEMOLITION NOTES. — — — — — — OF TIME. CONTRACTOR MUST COORDINATE WITH CITY O SAW CUT & REMOVE EXISTING CONCRETE CURB & OF WINTER SPRINGS FOR ROAD CLOSURES AND ATIUITUREA, I I .... TR"T""'LL FIRINI ILL 11ATIRIALI 11IR All 11111111T FIRST GUTTER. REFIIIRFU FOR TIE ORD"T, RESSURRON AID RE ALUFERN, FA. M 0.T. FOR EACH PROPOSED PHASE OF WORK WITHIN All UIRITIES AS S—I 01 TIE IIAIIIGSIIN IESCIIIED IEIIII. THE MICHAEL BLAKE BLVD. RIGHT-OF-WAY. E IRA IF III TFA'�"TI'TEI'U'�'TU'�Ll�'I'�DETD"TTRHEI'IT"T'IAIT I SESUFLINHAD. =F HE "LLIDS I HE NILI FOR IN A, III ER EI.E.N1. I A I I I E TI IIARS FU"AT1111 'LESS III ITTEI FINTINO UP, B I I L' 'ITI" A. "DTU R.Tl "D RAS 'I F. 11 TI I , _TCAE 'FIRECE" "ALTA 'ERCH"E'AN, I Enn�DIY.TIELTIILTRI .uTII. TIE PRE, EIII' N EESIIITRU�-UllSlbITAuTw IYARA—LE I I 1. ALL UTIITT�El IITT' 1HITER�1TRTTPA" TIE E.ACT I LRAN L=AA1 I I Y OCCUR I , E. L I TREAT III RE I ' I I A THE IFIRIES ERIE OF THE DRITRAIT.H. TH END IERR A—BRI I F IT I RESIOIS111LI1 F A TIAII AUD AIR. � FIRE, EvISING —11THRIS All I—EERCHIL E LE I TEL .... E =1,1 UI�Fl I�El,!IISTYI IARE61ACF�IET-1 REL—TED 'UT RU" AID "T"'ATE1 F " TUR "FER. .1,E NTRE I' LLIUATL " EF. 'I HEIA'I'DIS% I DES A UHON AID RE H. . All A F IN A ANP�A LWEA � HE 110C 1111GINIT11101K. SE E I HILTFI�11 E SADDRUIRITED FF LED ITY A 'A A ED "" IH`LL I S1111 " I.A EC I ISATLY EAIEIIATE TO ITISID1 A SBI COTI —NATION 11 UARITY S11111E. ETIl ,Q-g5 1. 111 IR F IF 1ERTYATALL111E1 F E11T =1 ARI � SFU�AN'B'NN ER I. AID I TR.IIEIRISA�1�Dl PER., "'I I "E'EST HE 1'.T`RFE1,E.1.,L1FFICTHE 'U`�'N'E FAIm 'I'Lly—T�'K MW F" E ED zMp! EL. ED I T, III A RE A LTE` E 1, —'. I ' I1TFI' R 1 I 1 T"A — LOT R A ' THTERAIL' PIO . IRSR E A II. I A �1.1 I N'A. T HN ATTIE E,SIE,I1,ElF'lTlER l ElDlDUI11I1, IR lI FARI WMIS AM k FROADAL �Qo� J�o 3. A. REIOVE AID LEGALLY IT POSE OF A-L OTHER RUBBISH RuBBBLE uNS LE 11 RUDER "SHLYSITH 'ITI.S. STSHIL' AN' IASTESANIIE"IS ALL ACILTIAALU III AND R`IUIT1SlA ROSE DISPOSAL OF M.. n 11 'A. 'A�,EHE'�NETE'IEITI��'IAVEIIENT 11 TO BE REIIOSEI�IEATAIUT THEE lU.RNFA ELEAVINGAIIIIIII 0 IN ED IRAN THE , "A "'LAO, IF �INTIA III HHC "I 'IFT "HIl"AURELDIN TU I III IS ARA DITFERIT 'D A FA 'TIE A I E� A - —1TI11FAIE 11 A R ACIC O AS =' 'E'RIE "I'A I TO RTA.IRAFRFI�A �l-IIEIII�E.IALIDRI.EIAIIR.ALLEI Z' ANN I E RE I 'R ' E CITIES IS RESTOIED FOR TIE 11110SE OF CONATINUTING 01 IE1IOlING SCIS IULVEITR. . - HIES, ILETA IANIILEI A111STENANIEl FIIHLITTI I IF STRUITUIES IAID IA. FIENT 0 S, ETC. SLAT BE REPLACED AND RESTORED IN EQUAL OR BETER CONDITION THAN THE R, 11151— E IS I IT111-1011111- TIO1TA=REEAU,IElIER,,,FHNG < I IT A A I (D 1w TO 'FDR �I`.AD I RE 'ISTIm I. I LEASERNE_R FULLY AD HE NEASDI.IllLY gz SITH ALL REQUIREBENTS PRIOR TO COSSEKONG REBROLITAIN COPC z BID! I I ITIA'T""'LEIEIIIIIIIILIITIIE=ETIE�EVT�IETIFTEEIIILI RE.U.lEI I R, E Tll RFER., TIE 'FORTICT I I I" I DE RD CISTR'THTE I 1.1.ALL 'E'I'T'IU'ATL NFES F` F.D1�1,11,='I'FLTAILL R CR L'T I SU TO z Z. C Al ES I THE ATTENTION U IF TIE ENRIIEEI IRTIR TO AID S1111ITTAL. z z OR 3: o RE 11 TO IEIIILIHII 1, 111 OICIDIIINE ILL E-111 IIITIIL DEBRAI AIR TO IF w 'STALLE, z 11. I1ITIAI IR51ALLLIIIITI 1UT AID IAIEBEIT IETUNAL TO ONLY THESE AREAS 11 IERE IT IS REDUI A" 8 1011 C,1 THIS 81— IF AIN' DAIRAGE IS I—RE1 01 ANI OF THE IUIRIUIIIII -ANCIENT ITIE.IALK FLA. THE FAUNTRASITFI SHALL BE RRIIONINLE FIR Al"I AT ANN REPAIR. z 11. ;NEE,1AALRI1G1A11A,1TRTI111I EIIAII SlluFEIDEM.LITI.U.FASIIAIDRI.E.111 I RE I IN, 0 _�_ 1'0 FU'11, I DEIIILHH)II11O IITE��'�E'IA�ll��'I'IEERIFTO'IAR""D IF A I. '1oE1HI TOO A ASSESI TO ITHER 1111HIESSE1. z ASSIDINED BURIED UTILITIES I IEFIDII-S IIALL BE IEBUBS ED. 0 IT'S AL F 1111ED ELEIRITS SHOULD BE IASIKFILEU ' iT, �EI AFTE I E NE,EEED FIF L 0 R1A%ICFYR- IFEIIITIIITIEEIAIEEIIIUITEIEDDUIIIIII�ILEARI��A�DIIR I I C I, ESHE TIE—TAIIUSTIE—OIF E�ETIL1IN �1AAPPy1'1O W TISILI. THE IIITl1ITII SHALL THE SABA A A Ex1��DLTR , E CO T TE1 0 I mo ALERT TO CONTRACTOR- FAR' III IT. C I I O= A NY IIIIITL FRO ITILIEF THE 111TROITRI 1HLLL 1S1IVAT1 V IRP 1111 FALFILATI ILL S.FTI �1 1ISSEITIRS SF I UTILITY UP 11 F111 L"DRA" "A F'NR, THE ITTE 11 ATSTEI 1EAH 1-86M�7770 �T A S IT A D"E"I'D11.1 F, HIRE I C2.0 LEGEND 0 EROSION DETTFILS L a Ll L. L L LOE�xEETL �, E��m 'S U, F LISTE OF 111TUI 11 DOUBLE SILT SEPARATION) Lf LT Ht. J, -0 J, -FOR CONTINUATION E z g ill 'RR"' 1. CONTROL 11 .SORES z ` SEE LE NCSTORIA R S, lcwS, BE S l o o Z 0 Z E Lu J) < z J) 11 w TWITS OF CIS RDANCE —A SILT FENC III LIMITS OF DISTURBANCE Ili ILL 1pi I. 7. tIFET �T C3.0 D PFDFSr LIMBS OF DISTURBF DOE 1 SILT FENCE iPi z z = ,�.wo.am.wrn maircnumenwm rnernneameneuxoen. P IP2 \ ELI T EDISTURBANCE DL LEGEND O EROSION oE—s L P ysiL ENDE \ <- IP2 EEOE,u u, sx�r cc� m __ .. w ..��.aEa.��aw.N.m�reo�re.re�.uWOre. _gym. IDF oe4� m z IP2 O 4 A � III III � ell, lil ■ ■ ■ ■ �/� �i711 '. ■ i� I ■ illy,.:.., II III �� P� TM .. _ ti r III,. I w� _ s . o e -W V P �y dpi essw eu � N n Qrd rBA�N KnS'a'En1.rpft ,I" GEOTEXTILE DONE ERLINER EET CONSTRUCTION ENTRANCE s TS INLET SEDIMENT FILTER 9 6 4 N' 1 ` �g REINFO EVENT NETTI­ POs ILE1E 111 e Ijl �NNIR ­FILL m o �.o L ( z moo.` o ";�w.E ss a0„oN TaENNN a x w N W Z �°�"`e� .ao.swx� ®.o E.w SEDIMENTATION / SILT FENCE SILT BARRIER DETAIL z w WITH WIRE SUPPORT Nrs. w 10 7 5 N' 2 u) J Q � W W 0 0 O Q_ Z Q_ Q_ O.n W O,E�j GUTTER BUDDY CURB INLET PROTECTION 11 8 5 3 C5.0 SITE INFORMATION: 0 -�^ MICHAEL BLAKE BLVD. IS AN OPERATIONAL ROAD. CONTRACTOR MUST COORDINATE WITH CITY OF WINTER SPRINGS FOR ROAD CLOSURES AND M.O.T. - F� -p FOR EACH PROPOSED PHASE OF WORK WITHIN TORL [L w� THE MICHAEL BLAKE BLVD. RIGHT -OF -WAY. Q V SECTION 1-1 i fl NIT TOWN CENTER STREET / N,I -, sa . a,.. asaxa�. asaxu. asaxa�. < TITIL "I 1 ` w LOT 3 PARKING RECAP: SECTION 2 -2 0 ..s TOWN CENTER STREET LEGEND 11 ED_ TOM CENTER STREET wwec,exE EDGE OwvE w 206Nai \ / TREE Slnrni nee onn[) _ _ P D TRIAN TRAI a,araoaa CSSiOSn U #�\ NORTHxx z z o � WEST xx. xxx EAST x:: KEY MAP meme�= eel -£m w FOR CONTINUATION OF SITE SEE SLVALE ANDSTORMVJATER y POND SHEETS W Q d O Q LL a \� N m Z F 20 i 1119' • 8 d Line Table y U w e N LOT 1 w � oz_ 0 7. o RD F z LOT 6 LOT 2 E a k o Curve Table LLI D 8 6 m 00 O D 400 LOT 5 LOT 4 \ — — I, S R. 434 I I wpLL PrsoosErsPUtintivrsRErs Al- 6 THICK P ve.mu SENT e s zzo U To 'o o A�A 7E' us" SAND BASE AND DETAIL "A" DETAIL 'B" s s NTS 'I > ��1 °gym wa W r s W EE x r ry Z p Q rs A� � U��iJUn UCe+ w. m O � Z e" .yiN u Q K N oy a� w w a �� W Z m MICHAEL BLAKE BLVD W u) Do (D a Ap "on t �, DQF- \ � Z W Jrec.� MICHAEL BLAKE BLVD. ISAN OPERATIONAL ROAD AND 5 9 0 — ,� CAN NOT BE FULLY CLOSED FOR EXTENDED PERIODS r„ /l rso�uci.c11T OF TIME. CONTRACTOR MUST COORDINATE WITH CITY 07,1 OF WINTER SPRINGS FOR ROAD CLOSURES AND °'°' —R IL - rsu rs NI.O.T. FOR EACH PROPOSED PHASE OF WORK WITHIN THE MICHAEL BLAKE BLVD. RIGHT -OF -WAY. — rrsrsmcP.ncn�.,i c �� —ET C6.1 o — o ,m LOT 3 000 \� o WB -50 TRUCK ROUTES 1 " =50' 43 83' I 0 (° 8.6] 24.11 Seminole County Fire Truck mimn 8.00 T—k Lock W LOCk Time 6.0 sec. Steering Angle 40.0` =�38mx i - m "6 mem��mme z oa 0 � 3a a aLL s I LOT 4 A \ LOT 5 g p � � � � e� oorw — C6.2 S.R. 434 0 SITE LEGEND �d.aiUEPEU TSUUIROSSPTSLK ,ITH1w1I I HIT - ITS i PEPESPEUUiUU III SOTHSIU1 �URII11OSR,HEFERTO3RCH.PUUs (s111111L'sHEETC u O R C OUCRETETS „uSFOREES BAD. FILED TO SIR PLNUS �III I111KC CURB PER FOOT INDEX 3« ©o TE AiE, BHEETC3 B cemPS.SEEDETF,icFORACCESSIBLE PARKING —CE src sicwwosrwsOCisEE GIRITI PLDTE UCEOSUS UITHC GUI.11 oSAUU iUEU Es,onscn P ©S „ E ✓.�SEF uNS) Do PT,1 eM1iEUT �.i„R ✓au ,nPi.PER FOOT inUEr,Taae �UECOR„Tn E RETAN,NC,1>.0 IIR„HCH. PUNS OFOO oETECTwBE4wRNNGSURFnc DETNLSSHEETCa,ai ®FOOTT.PEFCONCRETE'USBC CUTTER. III DUST mOE.aBB. �I 13' Ho cuneR See oeT�3a sneer 011,1 © CONCRETE SIDE.-n.1.1 UETAiE,, sHEETCSaB,. O 1U1 ES ARCH P-S i C) I INIETATEN III I 11KETRAKIS III CONCRETE HAD. SEE XSCHPUSS a9 / © OAVEGE^IDCCHTOTNEANOCSAOE sO AT , SHEET ae ST E fl� N A o \ K a � O K 13, d015 AT El eti � 1 OA' CA- o S,aP a G 5 a z o. a� _ sysua °tip 00 00 SITE LEGEND \ \\ 111 (11-1) xF.s. REFaEOT'HE V�ITErysI,1 w9� o Q1 €N sus" SEFEE ✓T�K �UTEUEr SIN 0 EPIT ,TSU UUEVICI HEM, RILI .PHAET 1TFEI a' K SLV'sV6” 0" .CC ST 3x'SU24 " SWSL A 0 22' P F) ❑_ aua' 2' 1a 3111118 r o E J �o s NORTH t t o WEST x EAST s KEY MAP Q® m z mem�mme O mol��IB LL Z O pp O U n W m° z W w � _ O B, U) a Q LL y W < y w W -: mz g z ¢a Of d 2 N \ w y O o Z w ED J o z Z = Z O U w H z z Q� aw � FLU u � mom: MATCH LINE - (SEE SHEET C9.0 FOR CONTINUATION) 4 A F a o.. b ti 10 9 10 S F ® �� ® � b P SB BB �� as FOR DEih LED ROIINDABOBT SEE SHEET C61 a ' s e a E ❑ E o 9 N9tld•,, �. 30 aaa a a a �' o g � N 9 10 ' Q as e 3P 200 © � m w 5 S r z 0 [a Ea ©0 1 P ® ®® �.k RW ®e 11 i' O65 SITE LEGENDL Doti aoalsoES E� NORTH xxxxxxxx i ° -w� 6' 1B O O sWSU4 ® P o ®® .fi WEST �EAST� wems �. s. CD z 6. 18 22' 18' 18' 22' 1B' 6 w asu c x s �rrciur ra xxx %x: e U CJ 9 smsu4" ® CO oL KEY MAP z p m I ve a areax s. w.c a °o. sce °w,x s� s G - ° B C O O LLii 2' rW a' E E ,, OO =' "ovn o 0 © A' Z ❑ a0 W E m & (i W W r i A SWSV24" Iiz lsl �� I 0 6 I 11 o N ¢a W Q _ (n D AP Wifi M 1 �xL ttx T.wx x.ac _Z W -]P E 400 ��� '" sT rz E 1e B' m o ® 100 Oz ro n T�n,��ECLxEx ° "r ..P��OT xoTxx. Z W K a i w (n Z Ll.l ,y ° ^yQ e E 22 0 m SITE LEGEND W W LL _ b z Z �� O z J sW.'JSG #" 3143(121' €y ' S4'J50A E EY $':aSL'29 N Q J 6� 2 ST 6R- cry (11 -11 IEFLEITI Fnr,vs R EaEeTIT rvTErvsnv �E w% Nn o �vnreude NZj b V E� ` ry sNCrv" © SECURE —ILE P.— S. z Q J 0 acre IT... o.LLEI scry O LE— ONLY SaN d � — P o s� oor ", �w —11T1 --T co G DYSV6" II BI- DIRECTIONAL R31 YELLOW RPIA @20' 11' 1' p 5 \NSLI4" E-1 WIBI- DIRECTIONAL � 2 o 1 a�11 S,rJSST 6 L V YELLOW RED @20' SiSCINL IM-40 3448' ST TP V oG E _ _ — B E A 1$R � R SNV. 343]' —ER R 40c — _ — E — � . S.R.434 o szn� o R�,R TDRNILINELENNTH 0 o AOA Cs.O \ oR 1— - SITE LEGEND �sFn�.is, sx�.°.,n. s .roua..nRES,rrPEPO:PTSU«;u�.nus ss.n..ro� Q ® � w�° FOROONTINUATION OF SITE O / Tuows:nx.. nn ss s..os ,nwr :aE,r: s: stiff. �. -, l "� ' 5nrsV2o' SEE SWALE AND STORMWATER ° E ,sa ovsue" POND SHEETS ` �o �.US.ESnss.s r. n 2 \ NORTH xx z z o 4 3 O / WEST EAST KEY MAP i� F i m SITE LEGEND Q .6 E o?.e�mge M . ( ' lLPE1111E % S tP 1 [a�cr vc ry *crvsm ❑ 8 an n\ O L111 3� Z ❑ zzo c uRN ONL SGN 0 snNawo oury gSPUpL� Q O K ® r�cnw oury rsartiLLT Qa Y LL W 5 19 5 Q m N 22' 1A \ \ w Z e Z SWSV Y" z Z Q d S11r5V4" d T N F 3 JP � f2 W ❑ W O Z o E, Z_ z O Q m m6 0 B0 ® z moo. 9 ovsus�� w o tis:;rsuTa• � N m e HP E Q= 0- s E z �z o s � � Q � Foa oET.i�EO ROU .+.eouT _ SEE SHE TC6., 27' •. o � P e e � I MATCH LINE - (SEE SHEET C9.0 FOR CONTINUATION) C9.0 SYMBOLS FOR PROPOSED ° IMPROVEMENTS 32.7 3485 - NORTH �s4.55 �5.0 R� 35.52 � 5.32 35.15 35.54 35.37 w o .. / 35.32 35.15 35.52 wLL 35.12 O oA 86 , EAq cV 34 36.08 36.86 7 36.0 0 5. KEY 11 35.86 ,/ 36.95 0358fi 35.2 U 5 EY MAP •o oo�E � �OP� -� 3s.zz f 3ea5 ' 1s 3s.n e s 37.1 bZ Ewa. o��o �.o ova �f SWP 3s.1s 36.35 \N R® ®® t G ®® 35.57 15 33. . 36.27 36.45 W 35.63 39.34 39.1 2 2 -+ 36.73 \ 12, p0 �yP,N 3871 o . 36.79 - 8 36.55 33,59 ° "I 1N. . •'. 3g b0 36.75 0 .. 38. 41 t t o ' 39.20 3863 38.5 37.0 36.57 y 0 OEN n'P1 e 38.77 v� 37.56 37.31 ! 36.93 39.20 38.63 38.56 37.46 37.27 \N 3858 .17 38.03 37.42 \NN. 3 00 9903 3q.3 ,ry 38.98 37 65 37. . \NN ❑ : .,00.35.07 .y\30 1q m 0 36.32 Z 9 3859 7 X88 8. -' 36.62 ® _ 39.4fi 381 38.53 ,2,W pp,N 38.5503 3 ® 3705 36.80 3= m3}isQ 5 k SIS aN3 T P OF 3700 NU 3q B9 kNM _ o �N 23 8�' a� 3375 36.25 Q c� p�3e3 m °s RUC,UR[ 40]9' 7 M1r=32 a' 35T1 sA e - 8500 / 38.05 36.85 Se P-9 cm ® ®® ®® Z Q ` �� 12 38 0 3809 3151 g0 3841 3]45 36.35 36.5 - � _. ® & - =•v �.® 39 301095 3815 3 ROC FDRP IN 0 .26 1.a° MIN. 3fi.94 Uese8 ®e 39. 3941 / 3335 3190 39071 ♦4 60 24 38.10 3830 38.60 33.IN38 37.2 0 3 . 38.75 NV. Z / �'� 32.3 37.34 36.98 ❑ m\ a 3945 38 b2 38y, 39.40 25 35 U y O FF 392 FONSN f 39.79 co E SATION Q O VT 8 39.83 ( ) i W H w ❑❑ O 37.00 PJISW3g 02 3fi3 38.55 39.40 39.3839.37 LI TVP. 37.92 W �� a o \5 33.95 3865 30.25 / 9.65 _ .0 3g' 3942`1 - 38 39.23 39.47 INV. 38.07 W (n a Y LL y 6 39. 3898% 30.71 33.86 a W Q ,n w 392 39.10 39.26.8 38.4 W Z 39.Oh 38.86 25 30.75 6 C0.33.]fi 38 O ` =z 38.47 f 39.20 01 ®� ? Q a •\ < > 5 38.83 3 38.00 29.18 500 2 68.91 � a 2 y ❑ q 3869 3g 39.45 38.03 W y U tt Z �a4 0) 9.60. 39.50 39.50' „38.7. Z w r LL Z 39.00 -A 39'x'\ 3g 38.58 39.30 38.57 38.22 J o Z Z 38.26 39.78 39.27 -_ 39.06 38.J2 = Z_ � 5 O - -- - - -- - 27 - X38: 38.10 26 39.10' 39.67 39.19 38.901 38.12 38.27 w \ 31 38.34 38.12 38.80 38.50 38.10 39.45 38.27 � G ` � a 9 N 37.00 38 4p - __- .50 mo - n__- __ 9.28 Q �0 F R \ 29 4, J 80' , a � a 2 0U) � QLU \ [if SISVMH RIM 1\ a, o - 43.86' E IN IN-8,01V= ]8.0, ' S, 14 +� W, NV -4.36 4 PC 6 STS 13 GRATE -4282 ETNV- 3 4' V � r ITS MR \4 RM= 88 � 4257T Cl0.0 MATCH LINE - (SEE SHEET C12.0 FOR CONTINUATION) I a.- x®- m�ir�o..__.. r�rr�r�= raaa�ears�xsarr- ■raaaarm��'•.e III ■ ■ � �I l i � o I I ®4 LI (• li ill II -� ►® I� la 361 ' �mm — � 13B89 36.00 BI , � il� ' I �• • • ° .,.I- — �I 37.72 ' AI ■ —3842— 3815 38 3750— 1 STORM - SCHEDULE .11 -CUT EXISTING Q AND MATCH LINE MATCH LINE AND GRADE OF EXISTING SIDEWALK — — — — — — — S.R. 434 AND VIAT STORM - SCHEDULE ® ® ® ® ®BII ® ® ®® ® ®® ® ®DID® e ® ®e ®ems® ®e® ®ease 4034 US 40.93 40.43 _ 39. _ 38.81 40.42 ex�e.6o- — SAW- CUT ALONG EXISTING FOR EY.4. 94 EX -A*J M TCH Lth GRkeE 0 Py W NORTH zz WEST] x xxx H. a KEY MAP SYMBOLS FOR PROPOSED � @�` °Ilm' IMPROVEMENTS _o w Min _, z 0 �-` wa w ❑ Q C7 • uwxxoE m 0 z MEO oo�E 0 � P oPO�EOo..oa a m w (D -z z < a �o U_ z w z � z s z �o z - a 0U) zw 0 Q 0 • M(STA. ,� 32 30 � 28 26 z5n NORTH 0 00) 7256 5.47 25.54 aV .B3 25.62 26.27 27 .39, ' sM WEST x. EAST xx 6.83 - - 1 8'Sp ' 40 26.65 ,'2 °f9 w 26.75 > 5 S 38 27.25 1 sa ' I v.oD KEY MAP avoa[an 36 �62 28.44 . 28.87 ve 28.00 xx.s 34 ue �o 27.84 . .a.�E O.W. 32 30 29.19 29.9496 �7 2 \ON WALE 37.1 ,y pem£ 28 / 30.0 313 CON gp 1'S .3 32.25 32.53 0.9 ' S0 _z4 °Io SECTION 'B' (STA. 305 +00) 31.75 j37.70 131.20 32.26 9. 0 B 31.62 31.90 15D 69 3 20 29.8 r � 31.BG 31.74 F WOOpA1N L 29.98 w ❑ p C7 / 32.24 32.04 31.57 FMW L 3023 " m a 32.09 31.90 32.05 OJ y CIL Q w oQ B 32.75 1.64 Z` m tt 2 33.19 99 32.53 3. m a 2 y 0 34.D634.15 32. 56 5531.50 32.5] w w Z `34.29 34.21 34.60 45 / 33 13 3 ry 0 34. t 7 34.11) 35.10 34.67 33.30.00 1p0o & o 34.48 ^3A.95 34.52^ w 34.46` 34o-3- 36.1 Q t / 34.29 34.54 34.fi5 35.00 34.65. ,� 33.906 7 X36.0 3fi.28 32.5 / 35.36 \ 35.03 83O �as e 3243 32.]3 _ D 4.16 Z 36.93 O Q 3.6.7 ®® INV. PF 0RA1 33.55 `3 5 cz o 6.30 C DE SA ION ® 28.70 36.58 1.0 91N. 66 3. q o„ d' m 35 30 LI E ( P.) 36.20 30.50 a32 1 \`e 0 0 SYMBOLS FOR PROPOSED IMPROVEMENTS T�1'9' a.as C7 "Pv0 14 0 �R41N INV. 33.]7 3.5 ..�wa. a�rw °:i:E,woa�o�a�rw °na °R °aE V[aucEwrtx xvoxo :�na °R °aE e csmsnsaovn�. !� ®s OFM1 D�RAI RO 30.60 3321 1 7 r NV sss ® ®s I INV. 1 % INV. uo. e. wEwiu�ra�a:. oa ° :rsi°srw�E,wo °iui[ixEmrc�Ew °n °Exuc[a oxwmxwEiEOV °aia: �w�.�mmE � 30.8 34.57 9030.6 4.8 ai :�.o rcm ixEnv °R °aE.o: :� °Anw.xEaoao �E � � 3 - .'. ,. 34.63 C0.3040' 3485 co CO3 31.1]. 34.13 3449 C0.30.52 69 5.D0 - 1aie e°Xw 12 34.55 �5.0 3539 34.94 18 14.26- 34 04TREE LO 3426 33.883.13 34.17 1 ®P �w v.s�ti-raurruaFwn�...oa 35.28 3 34.84 34.41 33.49 33.49 33.22 33.51 33.fi1 3550 335513 .7, 34.63 33.44 20 3 83 MATCH LINE - (SEE SHEET C11.0 FOR CONTINUATION) SEE SHEET Cl .0 FOR - GRADING DETAILS C12.0 ®® ® ®sue ®® s> ®es>I ®es» s> ®s> ®® ®see® ®ems ® ® ®a® ®ems ®ee® ®ems ® ®e® ®sss;• ® ® ® ®�® ®® ®tee ® ®® M(STA. ,� 32 30 � 28 26 z5n NORTH 0 00) 7256 5.47 25.54 aV .B3 25.62 26.27 27 .39, ' sM WEST x. EAST xx 6.83 - - 1 8'Sp ' 40 26.65 ,'2 °f9 w 26.75 > 5 S 38 27.25 1 sa ' I v.oD KEY MAP avoa[an 36 �62 28.44 . 28.87 ve 28.00 xx.s 34 ue �o 27.84 . .a.�E O.W. 32 30 29.19 29.9496 �7 2 \ON WALE 37.1 ,y pem£ 28 / 30.0 313 CON gp 1'S .3 32.25 32.53 0.9 ' S0 _z4 °Io SECTION 'B' (STA. 305 +00) 31.75 j37.70 131.20 32.26 9. 0 B 31.62 31.90 15D 69 3 20 29.8 r � 31.BG 31.74 F WOOpA1N L 29.98 w ❑ p C7 / 32.24 32.04 31.57 FMW L 3023 " m a 32.09 31.90 32.05 OJ y CIL Q w oQ B 32.75 1.64 Z` m tt 2 33.19 99 32.53 3. m a 2 y 0 34.D634.15 32. 56 5531.50 32.5] w w Z `34.29 34.21 34.60 45 / 33 13 3 ry 0 34. t 7 34.11) 35.10 34.67 33.30.00 1p0o & o 34.48 ^3A.95 34.52^ w 34.46` 34o-3- 36.1 Q t / 34.29 34.54 34.fi5 35.00 34.65. ,� 33.906 7 X36.0 3fi.28 32.5 / 35.36 \ 35.03 83O �as e 3243 32.]3 _ D 4.16 Z 36.93 O Q 3.6.7 ®® INV. PF 0RA1 33.55 `3 5 cz o 6.30 C DE SA ION ® 28.70 36.58 1.0 91N. 66 3. q o„ d' m 35 30 LI E ( P.) 36.20 30.50 a32 1 \`e 0 0 SYMBOLS FOR PROPOSED IMPROVEMENTS T�1'9' a.as C7 "Pv0 14 0 �R41N INV. 33.]7 3.5 ..�wa. a�rw °:i:E,woa�o�a�rw °na °R °aE V[aucEwrtx xvoxo :�na °R °aE e csmsnsaovn�. !� ®s OFM1 D�RAI RO 30.60 3321 1 7 r NV sss ® ®s I INV. 1 % INV. uo. e. wEwiu�ra�a:. oa ° :rsi°srw�E,wo °iui[ixEmrc�Ew °n °Exuc[a oxwmxwEiEOV °aia: �w�.�mmE � 30.8 34.57 9030.6 4.8 ai :�.o rcm ixEnv °R °aE.o: :� °Anw.xEaoao �E � � 3 - .'. ,. 34.63 C0.3040' 3485 co CO3 31.1]. 34.13 3449 C0.30.52 69 5.D0 - 1aie e°Xw 12 34.55 �5.0 3539 34.94 18 14.26- 34 04TREE LO 3426 33.883.13 34.17 1 ®P �w v.s�ti-raurruaFwn�...oa 35.28 3 34.84 34.41 33.49 33.49 33.22 33.51 33.fi1 3550 335513 .7, 34.63 33.44 20 3 83 MATCH LINE - (SEE SHEET C11.0 FOR CONTINUATION) SEE SHEET Cl .0 FOR - GRADING DETAILS C12.0 RIAN TRAIL i / LIFT TIE INTO j� E:ISTING GATE VFLVE / 24 `STATION Piyy J w / wpLL 8 26 23 GFN W zo 'iJM 12" PVC � z2 WEST x xxxEASTxxx KEY MAP MAP sAN =22y: FIT 77 .. Tg w - o � / 2] 9 SAN \ TRIEE shN x BE i i z / WIA IO PVC F o MA TE z J z T STER ~ 7` saw - Ahss Al Wlvl 12 PVC z WF1 6'rt BTER 7E a Q a F5G 1 A W N 6 � • • � GAN � � W W 0 O • _ XI IN G 6" ANIT Z o `m F, �G • _ J 12 � w 0 e F ~ z e x w wa _ ' e e. 500 100 °YiY o e 100 J e No GJ ea _� - 12 • 16 AN - 21 Dun dR4 C13.0 BUILDING 200 8" PVC FH 8" GV ROW PIV 8 "X6 "TEE, 8 "X6" RED] ROB POG 6" BFP 8 "X6 "TEE, 4" PVC PVC ° POS " 6" BFP ° 8 "X4" REDUCER BUILDING 300 PIV f FDC ° 4 "WATER METER ti 4" BFP FDC / PIV ® 4 8 4" PVC 6" PVC pN 6 GV a FDC METER 8"X8" TEE, 4" BFP BUILDING 600 "X4 "TEE, 4" PVC 4" BE i d "METER 4" METER B"X6" TEE, 8" BFP BUILDING 400 4" PVC; 8 "X4"RED 10 "PVC \ a ° 8 "X8 " TEE 8 "GV B "X4" RED p08 8' 8" PVC 4 "METER 6" PVC L FDC 4 "BFP 4 "PVC ° ° ROW BUILDING 100 PIV 4 IVC BUILDING 300 8" PVC FH 10" PVC 8" GV ROW ROW FDC ROB POG 6" BFP 8 "X6 "TEE, a4 PVC ° POS " 6" BFP ° 8 "X4" REDUCER BUILDING 300 PIV f FDC ° 4 "WATER METER 4" BFP FDC / PIV 4 C PV BUILDING 300 BUILDING 400 6 "X6" TEE, 6 "X4" RED a 4 "METER POS FDC 6" PVC 4" BFP 4' 4" PVC 6" GV 6" BFP 9' 6 "PVC PIV BUILDING 500 FH ROW BUILDING 500 FH `C 6 "X6" TEE, 8"X6" TEE, ROW 10" PVC 6 "BFP POG 6 "X4" RED a4 8" GV ° POS " 6" BFP ° 8" PVC f FDC FDC FDC / PIV 4" BFP / 4" PVC 6" PVC pN 6 GV a 4" METER 8"X8" TEE, 4" PVC BUILDING 600 "X4 "TEE, 4" PVC 4" BE i d "METER B"X6" TEE, BUILDING 400 4" PVC; FH 10 "PVC \ a ROW BUILDING 400 6 "X6" TEE, 6 "X4" RED a 4 "METER POS FDC 6" PVC 4" BFP 4' 4" PVC 6" GV 6" BFP 9' 6 "PVC PIV BUILDING 500 FH ROW BUILDING 500 BUILDING 800 0 Pi w�LL o ,m S mem��mme 014 �06 . z 0 0 r y z ❑o � m0 � aw ¢ LL w ¢ N 0. z ¢a a � y BUILDING 1000 8 "X6" TEE, \, \ 8 "X6" RED o \ PIV 8" BFP FDC 8" GV 4" PVC 8" PVC 4" DER 8 "X4" TEE, 4" METER 8 "X8" TEE " POS a 8"X4" RED 5 ° 4" METER 4" BFP 67' 4" PVC 6" PVt \ FDC ET3 ® NOW PIV \ BUILDING 900 _ OUILUIIVl7 Z7UV (X IVVV U� � � w Z w b z 'z z z n° U _ W U z 5Q _ d UJ � Q LU LU C 9e FH `C PIV 8"X6" TEE, ROW 10" PVC 6 "BFP POG 81, PVC a4 8" GV 8" GV 8" PVC f FDC 4" METER FDC / 8" PVC`, 4" BFP POS' 4" PVC 6" PVC / 8" BFP BUILDING 700 4" BFP 8"X8" TEE, PIV BUILDING 600 "X4 "TEE, 4" PVC 4" PVC i d "METER B"X6" TEE, 8"X6" RED 4" PVC; PIV \ a BUILDING 800 0 Pi w�LL o ,m S mem��mme 014 �06 . z 0 0 r y z ❑o � m0 � aw ¢ LL w ¢ N 0. z ¢a a � y BUILDING 1000 8 "X6" TEE, \, \ 8 "X6" RED o \ PIV 8" BFP FDC 8" GV 4" PVC 8" PVC 4" DER 8 "X4" TEE, 4" METER 8 "X8" TEE " POS a 8"X4" RED 5 ° 4" METER 4" BFP 67' 4" PVC 6" PVt \ FDC ET3 ® NOW PIV \ BUILDING 900 _ OUILUIIVl7 Z7UV (X IVVV U� � � w Z w b z 'z z z n° U _ W U z 5Q _ d UJ � Q LU LU C 9e 4" PVC 4 "BFP BUILDING 800 ° 'ME ER PIV 8"X6" TEE, 8 "X4" RED 6" PVC 6 "BFP POG qRO" FDC 8" GV 8" PVC � FH BUILDING 800 0 Pi w�LL o ,m S mem��mme 014 �06 . z 0 0 r y z ❑o � m0 � aw ¢ LL w ¢ N 0. z ¢a a � y BUILDING 1000 8 "X6" TEE, \, \ 8 "X6" RED o \ PIV 8" BFP FDC 8" GV 4" PVC 8" PVC 4" DER 8 "X4" TEE, 4" METER 8 "X8" TEE " POS a 8"X4" RED 5 ° 4" METER 4" BFP 67' 4" PVC 6" PVt \ FDC ET3 ® NOW PIV \ BUILDING 900 _ OUILUIIVl7 Z7UV (X IVVV U� � � w Z w b z 'z z z n° U _ W U z 5Q _ d UJ � Q LU LU C 9e SANITARY SEWER SCHEDULE NCD �o CEEPI TYPE Lore 0 1 FLIF _ _ _ 0 NORTH z z o 0 WEST xx EAST 0 O NI 6" Z LD 0 FIG Q e: =I" ® N®m FIRE � 0 � °e:v 0 O oem �mme 0 U C) I"I M€ a ewe:.l�:m LL — w o IMPROVEMENTS o 0 C) — El1AOrwlcr oauw� =mnrE O F ED z a rn W = NU �rs rs sk�p m E, OJ 0 .. .. ., wcw m ToalieL wlrrwa T® oxasiw.r= _�vuEiux =l.�ai + Q LL to dU) uJ m C7 (n �/ f— sn Ee,reov • �.ruxaic C7 F Z _Z Z EL ED LD 0 d y (n U Z Z W W LL = T wowomswua 0 SNN 8" 0 4; ws.nP YNTYua rn z PVC �E Q O vE 0 I. uI aw Ie r aoA 0 I FLIF 0 - - - 0 �o W 0 1 FLIF — NORTH z z o 0 WEST xx EAST 0 NI 6" Z LD 0 FIG Q e: =I" ® N®m FIRE � 0 � °e:v 0 O oem �mme 0 U C) I"I M€ a ewe:.l�:m LL — w o IMPROVEMENTS o 0 C) — El1AOrwlcr oauw� =mnrE O F ED z a rn W = NU �rs rs sk�p m E, OJ 0 .. .. ., wcw m ToalieL wlrrwa T® oxasiw.r= _�vuEiux =l.�ai + Q LL to dU) uJ m C7 (n �/ f— sn Ee,reov • �.ruxaic C7 F Z _Z Z EL ED LD 0 d y (n U Z Z W W LL = T wowomswua 0 SNN 8" U 4; ws.nP YNTYua rn z PVC �E Q 0 TYPE O 1 33 41 11 4Y s r m C bb D SWK 515 CINL TOP OF a a� S, NI -1160' UTILITY LEGEND Y WILKINS DDCVA FOR FIRE SPRINKLER. (SEE DETAIL 15 SHEET C28.0) ELECTRIC' .I TRFNSFORMER PFD. REFER TOARCH. MEP PLANSFOR EY.ACTLOCATION © FIRE HYDRANT ASSEMBLY. (SEE DETr.IL 3 SHEET C28.9) O 12 "x10" OBT TAr WITH 10" GATE VALVE. © CONNECT TO EXIST 12 G O 4' MASTER METER AND 4'RPZ(SEE DET4IL 12 SHEET C28.0). © 1N'GATE VALVE (SEE DETAIL S SHEET C28.0) © 3'GATE VALVE (SEE DET4IL 5 SHEET C28.0) O 10'TEE 10C TEE 12'XlF' TEE ® 10'x6" -TEE © 8 "X8 "-TEE O 12' GATE VALVE (SEE DETAIL 5, SHEET C28.0) © 12C TEE CONNECT TO IRRIGATION IEEE IRRIGATION PLANS FOR INFORMATIONI ® Cr.PAND2 BLOWOFFAEEEMBLY O$ 1"BERWE TAP OT 1"HOSE BIBS O 10' STUB O VWILKINS DDCVA FOR FIRE SPRINKLER. (SEE DETAIL 15SHEET C28.0) ([l� "-NOT USED "' O 6" PVC SANITARY LATERAL t@1.09r SLOPE (SEE DETAIL 4 SHEET C29.0) 2- SLOOOFF VALVE (SEE DETr,IL 7 SHEET 028.0) © TEMPORARY SYPASS(SEE DETAIL B SHEET 028.0) SANITARY SEW ER CLEANOUT(SEE DETA IL S SHEET C29.0) tl� FIRE DEPARTMENT CONNECTION 8"GATE VALVE (SEE DETAIL S SHEET C28.0) ® 12'XF'TEE ® BLUE RPM ® 12' TEE, 12' STUB 0 2" FALLING SLEEVE O CONNECTION TO 2" METER 82" BFP FOR IRRIGATION. SEE SHEET IR -]. / / SPNB PVG A �EH S INIL -1.8 \ . NV. 411 22' F STS CB \ \ ERATC= 42.82' \ V= 3].32' STS Hl \ \* R IN- 41.88' E.INV- 16.41' `- CB Milifflol ® ® ® ® ®® ® ® ® ® ®® MMIMMIMMM ® o� ®�®® o ®�®® o ® ® ® ®® o ® ® ®®® o® ®® ®® M] ® ®® o® ®® 434 Cl 4.0 o �o W NORTH z z o WEST xx EAST NI 6" Z LD KEY MAP FIG Q e: =I" ® N®m FIRE � � °e:v Q O oem �mme 0 U C) I"I M€ a ewe:.l�:m LL SYMBOLS FOR PROPOSED w o IMPROVEMENTS o 2E Ed C) — El1AOrwlcr oauw� =mnrE O F ED z a rn W = NU �rs rs sk�p m E, OJ LLJ W .. .. ., wcw m ToalieL wlrrwa T® oxasiw.r= _�vuEiux =l.�ai + Q LL to dU) uJ m C7 (n �/ f— sn Ee,reov • �.ruxaic C7 F Z _Z Z EL ED LD wEO nI -cE E.ISnussAeo =_ d y (n U Z Z W W LL = T wowomswua Z ry O SNN 8" U 4; ws.nP YNTYua rn z PVC �E Q - .w�sfsos. awe so„vr,wa vF..e ius a.sr._sriuu s.. LU �� � Cl 4.0 o UTILITY LEGEND 0 0 "WILKINS DDCVA FOR FIRE SPRINKLER. (SEE DETAIL 15 SHEET C20.D) © ELECTRICAL TRANSFORMER PAD. REFER TO ARCH. CEP PLANS FOR EXACT LOCATION (D FIRE HYDRA NT ASSEkIBLY.(SEE DETAIL 3 SHEET C25.D) 0 12 x10° W'ET TAP WL)H 10" GATE VALVE. © CONNECT TO E%IST. 12 G 0 4" klASTER FIETER AND D RPZ ISEE DETAIL 12 SHEET M.0). © 10" GATE VALVE (SEE DETAIL 5 SHEET OEM) © 5"GATEVALVE,(SEE DETAIL 5 SHEET C20.0) O W TEE 10" -TEE © 12 " %10 "TEE ® 10 " %0" -TEE © 0 "Y.5" -TEE 0 12" GATE VALVE (SEE DETAIL 6, SHEET OEM) © 12" -TEE CONNECT TO IRRIGATION (SEE IRRIGATION PLANS FOR INFORAIP.TION) CAP AND2" SLOWOFFASSEMSLY OS 1 "SERVICE TAP O 1" HOSE BIBS HS STUB G WILKINS DDCVA FOR FIRE SPRINKLER. (SEE DETAIL 15 SHEET C2B.D) W — NOTUSED — G PVC SANITARY LATERAL @1.0% SLOPE (SEE DETAIL 4 SHEET C29.D) ® 2'B —OFF VALVE (SEE DETAIL T SHEET C28.D) © TEIAPORARY BYPASS (SEE DETAIL B SHEET C20.D) © —ITALY SEWER CLEANOUT(SEE DETAIL 5 SHEET C20.0) tl� FIRE DEPARnnENT CONNECTION 0"GATE VALVE (SEE DETAIL S SHEET 028.0) ® 12" -TEE 9� BLUE RPS © 12 TEE 12" STUB SANITARY SEWER SCHEDULE ® ® ® ® ®® ® PFRCPEENT ® ® ®® O- - - 11 11 E - - - - 21 11 E - - - - 0 - 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o - - - - o TIPE 1 11 1 PIC l.lN z s "Pw 0 dd Q s" FIR Z Z p Q Q 0 of Ll O w U LU w w a w w w % Lu J x 4 U Q � Q MATCH LINE - (SEE SHEET •1 FOR CONTINUATION imp — — Imo._— — — — — GRAVITY PIPE VERTICAL SEPARATION SCHEDULE ® ® ® ® ®® ® ® ® ® ®® -- - - -F -- S.R. 434 �i o FOR CO NTINUHTION OF SITE SRNc' CA SEESLVH AND STORMVJNTER HCA POND SHEEEE TS I w�LL LL e Q t t C i ss iDT �o kfi� P H 99 d Pvc n NORTH - ��e3 =imE WEST]xxEASTxx mem °�mme m mod €1503 <:e w KEYxMAP ED z Y - g _ 0 m N N J Q Q . m 0 zo 2 w U_ EU YLL EU N w w mCD CD z _ z z Q d d 2 N \ U_ ❑ W � o z LL z z z ED SYMBOLS FOR PROPOSED w L IMPROVEMENTS �£ Q Q LU I M � — s— ia I I = NDTE3: C15.0 UTILITY LEGEND 8" A ILKINS DDCVA FOR FIRE SPRINKLER. (SEE DETAIL 15 SHEET C28.0) © ELECTRICA L TRA NSFORMER PA D. REFER T05RCH. NI P PLANS FOR EXACT LOCFTION © FIRE HYDRANT ASSEMBLY. (SEE DETAIL SHEET C28.0 0 12 "X.10" WET TAP WITH 10" GATE VALVE. © CONNECT TO FIST. 12 G 0 4 "MASTER METER AND 6 "RPZ (9EE DETAIL I2 SHEET C28.0). © 10 "GATE I!ALVE, (SEE DETAI SSHEETC28.0) OH 6" GATE VALVE, (SEE DETAIL SHEET C20.01 O 10"TEE 101Y TEE 12710"TEE ® 1076 "TEE 0 8 " %6 "TEE 0 12" GATE VALVE (SEE DETAIL 5, SHEET C28.0) © 12"X8 "TEE CONNECT TO IRRIGATIDN (SEE IRRIGATION PLANS FOR INFORMATION) ® CAPAND2" SLO'ADFFRS5ENISLY O$ 1 "SERVICETAP 0 1 HDSE BIBB O 10"STUE O 6" WILKINS DDCVA FOR FIRE SPRINKLER. (SEE DETAIL 15 SHEET C28.0) ® 6" NIASTERMETERAW6 " RPZ(SEE DETAIL 12 SHEET C28.)J. 0 6" PVC SANITARY LATERAL@ 1.0% SLOPE (SEE DETAIL 6 SHEET C29.0) ® 2 "SL0 10 FF 11ALVE(SEE DETAIL] SHEET C28.0) © TEMPORARY JUMPER CONNECTION (SEE DETAIL 109HEET G28.0J SANITARY BE VER GLEANOUT (SEE DETAIL S SHEET GAS Dl tl� FIRE DEPARTMENT CONNECTION © 8" GATE VALVE (SEE DETAIL 5 SHEET 028.0) ® 1278 TEE 9(� BLUE RPNI 12 "TEE, 12 "STUB SANITARY SEWER SCHEDULE U. IT-T. ILL TIIE oPE 0 - - - 11 11 E - 0 0 0 0 0 - - - 21 11 E - 0 - - - 21 11 E - O- - - 21 11 E - O- - - 21 11 E - 0 0 0 0 - 0 0 - - - - 0 1111 1212- 121- 111 1 IVC — Q - - 0 0 O O O O - O TIE 1 O SYMBOLS FOR PROPOSED ores IMPROVEMENTS ® ® ® ® ®® ® ® ® ® ®® MATCH LINE - (SEE SHEET C15.0 FOR CONTINUATION) FOR nr f KEY NIAP I III mem�mme N z oa 0 a N d 2 N U U � W w o Z Z dQ = � �O ::J Z H C16.0 6 2 P 3 \ U e2 '. wz WD /\ ❑ 18" RCP S SiR�Cj�R OF X1-7 1 1. ... • . *��� 15 e J �� \ — —� 204+40 - U j Line Table LU Lu Z W O z w o z o /,g °° m 5 S I \ 9 ° „, °� I 111- 2111711 ve5-m: CurVe Table _ e e \ µ 10 �e 12 D wa w I ;a O O 11 77171 2711 17 11112 1777 117' 21 21111 y � �o 42 s 42 O a Y - PROPOSED ROAD m y 40 CENTE LINE 40 i y m N U w W 38 38 z 3: E ISTING GROUND 36 36 LU W D 34 34 D l Q ~ WD 22' RCF 24" @ 0.30%- 53' RCP 30" 0.30 ° Q J J 32 4L- ° 180'RCP3 " @0.30% 32 0_ 0 LL INV. 32.00 70 RC 18" @ 0.43% --- �) - - - 0 30 INV 6" PV 31.48 @ 1.0 %MIN INV. 31.25 30 VC " @0.40% � \ \1 28 INV. 29.71 28 26 26 24 24 22 22 HEEC1 200 +00 201 +00 202 +00 203 +00 204 +00 205 +00 7 .00 0 C"1 0 o ° N18 m m G J, m o n ° . 1 12 - 17 h 15 a s a Ci ET: 18' US zo W 18' r V o ��� — 19 30 a TREE SWALLOW R(7 C] ao zo° ® z 21 39 o W W C/) < w Z Line Table �� L � e Z U J O x� ~ v m �a s =s a o,noE as 900 wLL z z o iy _ ,. e — r - � z °!I � o €lia Cu —Table ��Ne« Rad�� 9th — 3e ,g �, �, 12 11 211121 2111 TS 11 21 11 z o0 42 42 a Y LL y m C w 40 40 a 38 - 38 z - PROPOSE ROAD oV 36 CENT MINE L - a� -a� ° 36 _ o� a a Lu W D 34 EXIST NG GROUND 34 ly ly z ~ �j zW 0 Q J J 32 22' RCP 18' @ 0.30 % 32 d WO 14T RCP 30" @ 0.30% INV.30.49 _22- RCP 18' @0.55% 0_ U) 30 INV. 30.94 45' RCP 18' @ 0.30% 125' RCP 30' @ 0.30% 2' RCP 18" @ 0.30% 30 238' PVC 8' @ 040/ INV. 29.50 INV. 29 13 \ \1 28 2' RCP 18" @ .30% 140 RCP 36' @ 0.30% 110' RCP 36" C. 0.30% 26 INV. 28.75 INV. M.65 INV. 27.23 26 INV 27.65 28T PVC 8" 1.10% 26 53' PVC 8,, 24 INV. 2549 INV. 25.39 24 6" PVC @ 1. % MIN. INV. 24.87 \ 22 INV. 24.77 22 HEEC1 205 +00 206 +00 207 +00 208 +00 209 +00 210 +00 8 .00 32 30 28 % 26 za INV. 23.54 22 2' RCP 54" @ 0.30% 20 74' RCP 54" @ 0.30% INV. 19.94 18 110'RCP 4"@2.72% 16 INV. 17.14 INV. 7.37 14 12 100 +00 101 +00 �f 104 +00 105 +00 32 36 e� ORCEMAIN 30 34 TO REMAIN m 9F t 28 32 O U 60 RCP 54" @ 0.30% as RCP 54" @ 0 30% 26 30 o Z meme� €o. Z = me z r° Z L INV.23.00 Ex =�o 26 1.00 0 36 a Y LL 20 24 y z Q d 18 2 INV. 18.81 W W 16 20 INV o 383' PVC 8" @ 0.40% 14 18 L 30 12 16 L 102 +00 103 +00 104 +00 105 +00 wpLL e� ORCEMAIN TO REMAIN 9F t 107'R P36" @0.300 O U 60 RCP 54" @ 0.30% as RCP 54" @ 0 30% W o Z meme� €o. Z = me z r° Z Nil; H o INV.23.00 INV. 104 +00 105 +00 wpLL e� �" s��� "w- 211 .a„ 9F t t- O U as O W o Z meme� €o. Z = me z r° Z Nil; H o 110 H-0 =�o 36 a Y LL y z Q d 34 N U � W W 32 oz z o 383' PVC 8" @ 0.40% w 30 W o 0 z U � 158' RCP 42' @ 0.30% 26 Q m Z W Q W_ J Q d W J 26 Om ly 24 22 20 18 C20 0', „ 16 106 +00 T = Q r Line Table �C1 2: 33 - - - - -- - - - - - -- - - -__ -- f 36 7 — - - ------ 8 - --- LT19th z z o C-) m aD 111 +00 Ia o 0 as 107 +00 MIGHAE i08 +� i0 00 114+ z Z 4a 1 - 47 S a fm rr yCf) p S J ) _ = 5 S Curve Table curves L119th o g Q w _ go ®® Do �� °o £ - I �o Yo 44 m 44 a Y LL m 42 42iy m w 40 40 bz z - saw w PRO IOSED ROAD - 38 - - CENTERLINE 38 Q Elf C) 36 / EXIST NG 8" FORCE MIN 36 Q m TO RE AIN 40'R P18" QWY IN .34.25 @ .30% d L Q 34 \EXIST NG GROUND 34 Om INV. 34.37 32 383 PVC IN INV 32.52 32 `- \ \1 V. 32.42 30 22'RCP18" @0.30% 60- RIP 36 " @0. 0% 30 115' RCP 42' @ 0.30% 115' RCP 36" @ 0.30% 28 28 INV. 27.07 INV. 28.42 I V. 27.72 26 26 24 24 SHEEC21.0� 106 +00 107 +00 108 +00 108 +00 110 +00 111 +00 112 +00 Line Table Curve Table —9th L119m a,,g w N N / oP 59 x4 , O 68 62 „ O2 64 G LEI' � i ou �o 40 40 N m z e z. - 38 m o 38 36 0 36 z — w m 34 a 34 0 O 32 Mu CENTERLINE 32 0 cy Q Fj L: LU Z H LU Q 0 30 30 0_ 0 — LU UJ EXISTING GROUND � 0_ 28 28 26 �q Z12�o —22' RCP 18" 0.30% 26 200 35 IN .26.62 24 qo 24 22 22 ` 77-- 20 20 300 +00 301 +00 302 +00 303 +00 304 +00 305 +00 �EEC22.00 UF I ®® a � wpLL cD, � L5 � C?') \ 33 am O N000000 g T O r (� ® 0 Eo \ A — W 2 'gyp, <U J 13 �`s'! s�z ow msimo W Ep ao 34 32 ^�Q' I C)M O Z Line Table C m —R9 z z o — �s �L2 CV cn ti 307 +on s 9+ 31 0 m s s 2 M METER RC}A6 ¢ C) �l *.� 12 SC (V � 35 � ' 16 .. #S m Cu ble TT 17 Ufl x IN 12 asro� �a �� ®ea 0 31 1_ o w 211121 2111 S- 11 1111 0 ®off /�� - �o O 42 42 40 m� a 40 Z_ 38 3 J0 EXISTING GROUND 38 W p 36 36 m zoo °i zco� 05° °�° 78'PV 8" 0 Q PROPOSED ROAD 0 Of LU 34 CENT RUNE INV. 35.07 34 Q Of 30" RCP STORM INV. 34.97 INV. 34.65 INV 34.55 Z W H Q O W 120'RC 18" @0.30 % J d d g 32 TO STSa 32 — Lu W 30 INV. 31.70 30 >. INV. 30.71 28 28 e" PVC SAN 26 26 24 24 22 22 305 +00 306 +00 307 +00 308 +00 309 +00 310 +00 HE EC23.00 s o Line Table F— W W_ I, U U) Q 100 LZ _ _ 311 W Z 39 Z w S S z OAD LLI O LL < A Curve Tableis� 12 —111 212121 '� a @ e 21 o .. -21 11 11 o o0 44 44 a PROPOSED CAD CENTE LINE z ¢ a 42 42 N U � W w 40 40 oz z - EXISTI GGROUND w 38 38 0 Q 0 0 0 36 36 Q Of LL- LU H LU Q 0 Of 34 34 0_ 0_ LU Of LU 0_ 32 30 28 32� 30 28 26 24 310 26 24 +00 C24.00 +00 311 +00 312 I h 1� D F 1000 • 1B "RIP -� f� EL 2 EC SECTION 2 \ 8 \ — \BOTTOM EL. 16.00 PH aJ CONS CT TEMPORARY SWALE YJITH Afi' WIDE FLN OTTOM AND BOTTOM ___ I IONS GHQ \NN.G E IDE SLOPES AT 4.1 UP TO A I w a,\ MINIMUM ELEVATIO RETURN - 5 SLOPES TO EXISTING GRADE SIR NO GREPTER THAN 4'.1 WALE BOTTOM EL. 15.00' BE me e� V, D, ❑� z TRAILEASFMENT ? mo � 1B " RIP- RHPPER FOOT y1y N PEC I 530 Q W �\ a\ / SVV4LE OM EL. 16.00 ss N m (0 z Z eZ \ \ N ❑ \ I W W LL PROPOSEDT RA RY 1.141NTEOF ALL OZ n \ ACCESS ROAD Bid— LEIR ED OF ALL \ / \ Z ry � ZO GETATION AND DEBRIS, RE- ELEDF ND RE- COIJIP. ED TO PROVIDE 121 S OF \ / Z COMPACTED GRADE. COMPACT 121 ' W SUBGRADE T09 OF MODIFISTMD -TOR �� MAXIMUM DRY NGITV (ASTM D- 155]), 2'- rD� MINIMUM LBR�O. �\ RST U T R TAILS — � \ff m E • W J) L END � EROSioN o TaLS � 3 colvc 200 0 04 C25.0 0 I _ i ' STRUCTloNIS \I �NsTa I I i 0 i STORM SEWER SCHEDULE O O o � 3B suiMMEV aor.oPO, -,00 t =`7 ,aA.k "s s - - m � w m a m a aP��.EE. Ex.Exo.oa.o ovaoE.o aLLwau:.ua xcESS.o �.a��.. s = o .vuc.uve.oa aa� pe we..oMwi.x aooPE.�.o / ,oa���a�P �o. PAO xcv.reaao ��,.,oe SECTION 'A -A" VL s s zzo a �. setae m m m o 0 PO.oao..oM.P �=a�e SECTION "B -B" oem�..me MUM o �Yi. ✓,O.ra,DYi.G.li ✓,0.1% nr i ,n ✓.< � a m,ev raevm m1 GROUNDWATER o — w °"" "" ° °� ° °" DIVERSION TRENCH - GROUNDWATER OUTLET w m 0 DIVERSION TRENCH - ? INLET ���.. xaam ov o.�o„o wuuxo aevrovwreo awesecaoxs ��.�o. a i w w NTS sz ate® z "3 - ww (Liu) 0 0 Oz IO I o_ DIVERSION TRENCH PROFILE NTS j L eP� oPE. � ae �) �.aEao�sskMME Ems. � Toa,nav � POND OUTFAL SHE ET SECTION ..0 -C.. C26.0 Al 6�� Lc sn on vuvE P � e Pwss owwx iw� ��n m.m � D,x o o G� rn pis a� wmwaxm LIF7 57A7 ON DETAILS 9 Q a w pLL a z Ml mem��mme Imlo.� ®e z cz�.o 0 0 0 � s PROPOSED z ❑ CONNECTION, BLDG 1000 . ? 4" DIP FU m U a 518" SERVICE TAP a 4 LL y n w to o �<mz az z ¢a a axw U O Z SIB" PVC � � w w b z 6" CONCRETE DRIVE 12) 6' LVIDE z p °e SWING GATES U-) 518 "METER ROPOSED 8" 12" PROPOSED Y SANITARY 518" RPZ WATER MAIN _ 18' 1 TRANSFORMER 0 o _ - MICHAEL BLAKE Q W 5IS° PVC 12" BLVD R.O.VJ.LVJ 4" DIP FM U) T: U) HOSE BIB ON U PERIMETER BRICK OR DECORATIVE BLOCK WALL LL 4X4 PT POST VALV N BY -PASS VHfi L WE PUMP CONN. s s CONTRA � �a , w 281 ANTENNA &SCNDA ANTENNA L. __ - _ -_ —. —. _ — - J 41' G DEDICATED R.O.W. - PLAN VIEW cz�.o 0 F_- BEDDIN—TRENCHIN6 TYPEA — 101 FIN11111 QPAD E-1 ILL CDVII E-1 NO'[ ALL 1111 IND F1111NI, 111, PN _E —E-1 11 IVC BLOW OFF VALVE 7 N LX%!, 77777 IIE 11 11 LL x­ ,a 11 11,111 11 11111 E:En J� RIFE JOINT RES—INT DETAIL 13] ° 14] �s .as "s " "so o "s so BEDDIN6 TRENCHIN6 TYPE B K.,., —D M Ix o ❑� 81 ❑ O Po.� w..Ix ETk T. 'T wp o El 51 IllEl TAN-E. PoR Po c. BB 0 7 D S —2] e ON Q e ®gimme o 0 z z ED Of LB < Of < ED (D w I z 9 z < Z , E; z z z o z 3: AL��LLN�� -1 TMASTERMETER ASSEMBLY A� , ­=RF A I­ lF.lENl .1 12] Z­ n %PILWIP`PE`A.�. SEC-3 TO THI MAN ­, A F� 1,2.A NT=L` L- 3, �N MAII, _LL INI or TRACMG WIRE CONNECTION 91 'o ' ... ....... . U112H ZolvIll 2% 0 Lu RECIEUMED SERVICE C'...LE OPPOSITE SIDE OF MAIN 6 ­ET C28.0 5A WILKINS37 DA REDUCED PRESSURE DETECTOR BACKFLOW PREVENTER - ABOVE GROUND 15] rim w pLL SEWER ATERAL DETAIL i,� AND PRECAST LE PLAIN oN a 101 7 4 1 ORSRIGHT- DF {;�qy LINE 171,1. 4 %IAiul,1 tlRHIN wiaw air. mu venom nea ° °� � m w Q a ev� me�ioe . s�mme RIGHT- OF+A'AYLINE NONIAVEO AREAS "x wmw mw. rna xxiwm ww. •PP °n.w 0 — W J� 15" x 18 5' CONCRETE COLLAR: (2) W 6489 CONTINUOUS FND 141 A4 BA RS DIAGONAL PR OVIOE CL>=AN -OUT ON SeAER \\ -ERALS AT UTILITY EA6EIAENT Y "E %P4NSION LIMITS. SEE PLANS JOINTAROUNDCAP FLUSH WITH SLFB —f w....rv..o w sEJVER BRANCH WYE 45- BEND 6 " sAPHARY LATERAL N m m0 — tt a LL a �FLO MINIMUM SLOPE Q In w In m Z BE K A BE N CLEANOUT COVERS IN PrVED ELEVATION REAS SHALLBE TRhFFlC RA .. ,..... °.... d N U � W F b z Z SEWER CLEAN —OUT DETAIL 3 11 8 NON PAVED AREAS 5 NTI 2 - µx [ w n (J J Q Q BE! Q uaxxocE wau E roacruux coxxmox U) uaxxocE xrz no eExo vE 90xEx sxnu e[ coa[ ox SHFF 12 9 6 3 C29.0 . .......... D RE CT ON IER IDOT 1-111—TION1 . o. EO.... x. xrxxe x.. xErLLO�Exw..... �.�xrex�x�.e.�xxxex..xEx.xx.xeE °. �����ox �� � =r � �e m .. ao��.o ��w���x .oar��.��xxu:o�xo.��:a�o«o.ox�: , r�xE. x�.e �Emx�Ex. xx. x�xo. .wx...Ea. ®.�xx.x�..E�xx.�..x..x �.xr..E �,�r� .o.E �m� °EmPr M�xxx =�rere=.reE�=��xE�crererexx.re�rec�crereE E���� �� ° ,�. ,re. �,� a �� IECT— ­—ENED E-E) �� x.. �.., xxxrExo .x�.�.ro.m�.xx�x�xxxxrx�xr DIRECTIONAL ARROW DETAILS CITY ROADWAY PAVEMENT DETAIL CROSSWALK STRIPING DETAIL J IECTION TYPICAL CONCRETE SIDEWALK DETAIL 101 —7 4 1 1 B CK LL D ILE E T ' RR o T N ENT R ' ND "T D ��L�LCEH 40,CoENECL "ITH TOP ROINDED PIPE ANVIE= oR R AD E Pre Prey T Prey o 2t IT—Al—1 —11Y —1 "VC o I Ro T N 'o J)� D D SREolU0 DE V% z z IILL PT CONCRETE Iloo - P c CONCRETE 'TI PAVEMENT MARKING AT FIRE HYDRANT FDC DETAIL soumcrcm. re CURB AND GUTTER ENDINGS DETAIL z Z z ALL P E 'HALL BE NT D TRII C YELL- re�T�xrex�reEr, �xre.TxE�ESxPPmxECre��rPresoPxrex�s „.re. CONCRETE BOLLARD oT ASPHALT PAVING z z z o z "1 —81 NTI 51 2] LIJ < Lli [If T: %R D 'ORTLD CE—T CoNCRETE) P—MENT D�� GENR�EHNOCUELDAFMONL UM�TEHM=OoUFNTY —EC FCM T FOR .U.0 O.PRE " , _— TH BAEDoNoUR p r NCH , BE UIED FOR 'TMD ' D D UTY'PL CAT ­ AND AM N MUM TH CKNE ` O�7 —U LD BE UT L IED F oR HETA' DUTY_ CAT ON , M YITEEL RE NF oRC E M EN _ TH N THE CoN CRE T P=T, HOULD BE DE , GNED By HE �oROIE T oR =�NETE R TH E 'UBGRIE IHOUVI BoENPTH�=TO AECH I A MoNULMDUBELBR OF To ACD ECPHL OF HE CoNCR ETE _E ELE AT R _H DEI GN OF THE MT =MAUTTE D CNol N THE CoMp'T ED To A M DE TyoF " OF �HE MoDFED p RoCToR MM =YDEN ' TYTTOoN IoD _C I NCRE T E P A, M N T SECT oN, AMOD ULUI OF E RE F `R=D�V),HUEULF UITMD ED_ EoreTnE B=LsU— UUNEL—, �oTp� ATBOENUs —DD TO NCR—E LCIM ui U) Z LU LU 0 TBE THE G HE V, oF C T'L __ ,, , , ,., Z CONCRETE PAVING NTS STOP BAR DETAIL 18" CURB AND GUTTER DETAIL SIGN MOUNTING DETAIL 12] 91 6] 3] 1"E ET C30.0 R .. O o m 91 6 4 1 1 om °e €® I-1 z �< zz a w �w zrv3 ON -SITE ADA RAMPS 0 10 7 5 Lw c SY-TE revnvEe ,T ICHLH6011i GLJ N H J W L _ z Lu (n Z J W Q LU LU .� e a G—E / acur.Ea _ ------ ------ Toa viEw .00IEIEO CURB INLET EOOT I PE s) E 11 8 3 C31.0 � G ° wl w w r� ER _ Brea 1 EXISTING SIGNALIZED Q 5oo'(NTS) d S.R. 434 NTERSECTION I zzo � � N w �i I .wd4Y a m ' �m+ TRAFFIC CONTROL SIGNS & DEVICES ¢ g O EN °reow°„ orerelcu.�l (n EXISTING I 'Im SEX BION I, )IQ �I�I� U — ML RG BF g qwu g 8P re en°�ioarcnrc3 °120 =F1 o�N °�N s ° °ure� °v, � °rere RreP Nrre, °r.,�a� } $ 0 �R3i Hr-.H � o m �°reTUNE�sE°Fre a reE Ore TUeu �re�i're ea °uR UC Q. _ °eme�oi 35D (ITS) S.R. 434 3b0' (ITS) 1]6' (NTS) 1]5' (NTS) • oNRVNSrerl uLv orreEm'ulsEnPEi nPEI IRI w°E � e so @elo a mono' w; N - LEGEND PERIMETER ROAD M.O.T. °re ° °ESP °°N° E °, o= 0 I� a aw QN N.m=e = as a =N� N U � W � w oz Z" d4Y 0 C) Q wo COQ = I w�D_ H EXISTING STOP SIGN ISM ICI U = b(L RC SF W H 2 CO 0 .�4 o O — — — d U — 350'(NTS) 35a, (NITS) 17 '(NTS) 175'(NTS) 'CON S.R. 434 MICHAEL BLAKE BLVD M.O.T. T ° C32.0 El o O oGfW O GENERAL LEGEND EVEDILINE TIOPERLE LINE IALL ICP AIR o IRAN FORNER AID IN' %" LETA I EEC, DR FEE MAILHIAL SCHEUULL G- SEE CELPE LREEND RAIIIALL lll� PH -11 11011 1111111E I WHEAT, T x Mo FIFTEEN FEE PAn . Al IFFwN GFJD FIRIEN P T INI AE OHIP . xoWH xau EFFICAL PENrnn[ O CEELCI NAIIIFELL CILCI O al w[swaOF ereAw Nlll mrvrnLT[ H.1 — — ROE F+wr FRFwN FLFF -1 FINE 0 5' 10' 20 40' SCALE: 1" = 10' -0' NORTH sp THE PRESTON PARTNERSHIP, LLC A MULTI- DISCIPLINARY DESIGN FIRM SOUTH TERRACES 115 PERIMETER CENTER PLACE, SUITE 950 ATLANTA, GEORGIA 30346 TELEPHONE: 77C 396 7248 FAX: 770 396 2945 W. W THEPRBOTCH PARTNERS HIP.COM mx FLORIDA LICENSE #A R -9245 FLORIDA BUSINESS LICENCE NO.: LundEFApe Archle,JR : LC26000312 PROJECT WINTER SPRINGS APARTMENTS 201 MICHAEL BLAKE BLVD WINTER SPRINGS, FL J2708 PDLLACK SHORES S6rel ns 1111`L ICFIIOANI D Issus DEATL By CHECKED SHEET IT E sum POOL COURTYARD HARDSCAPE PLAN SHEET NxFR L2 - 01 NOT MISSUED FOR CONSTRUCTION venesPUc V BLUG21p mo DDR I'll IN°L �6R5M °P EE F 6 PDn S TD D ,MTELR coo ®® REFNDERATD ER 1 D�AI� R DAL RERA,H D�RIDE,ED EN E M PRDDDDT MODEL H: E2 POOL ago a PooE rwcE TO I sx a [D COLO e O P -5 RA PC PllL FEN �D N" E I N P v I G v II SEE EVE 000 POOL GETTLE ® ® ® coo d PLANTER 36X'S v LDN R. - FAFER ��D E EER ° I -T eDN vERS ® eREI (nPJ II OP s WNO cOFORED KOREA -1 CAFANC O e -a I HIT) i P -3 coNCRCI [PAV[ x L IO LAP LANE PETELF FIREPLACE FEATILL ° o° 7v �H 'vt 1 1 I v e � I BL 1 1 PACE FENCE D LATE 1 soEwAlx �I SOARSEIE El o O oGfW O GENERAL LEGEND EVEDILINE TIOPERLE LINE IALL ICP AIR o IRAN FORNER AID IN' %" LETA I EEC, DR FEE MAILHIAL SCHEUULL G- SEE CELPE LREEND RAIIIALL lll� PH -11 11011 1111111E I WHEAT, T x Mo FIFTEEN FEE PAn . Al IFFwN GFJD FIRIEN P T INI AE OHIP . xoWH xau EFFICAL PENrnn[ O CEELCI NAIIIFELL CILCI O al w[swaOF ereAw Nlll mrvrnLT[ H.1 — — ROE F+wr FRFwN FLFF -1 FINE 0 5' 10' 20 40' SCALE: 1" = 10' -0' NORTH sp THE PRESTON PARTNERSHIP, LLC A MULTI- DISCIPLINARY DESIGN FIRM SOUTH TERRACES 115 PERIMETER CENTER PLACE, SUITE 950 ATLANTA, GEORGIA 30346 TELEPHONE: 77C 396 7248 FAX: 770 396 2945 W. W THEPRBOTCH PARTNERS HIP.COM mx FLORIDA LICENSE #A R -9245 FLORIDA BUSINESS LICENCE NO.: LundEFApe Archle,JR : LC26000312 PROJECT WINTER SPRINGS APARTMENTS 201 MICHAEL BLAKE BLVD WINTER SPRINGS, FL J2708 PDLLACK SHORES S6rel ns 1111`L ICFIIOANI D Issus DEATL By CHECKED SHEET IT E sum POOL COURTYARD HARDSCAPE PLAN SHEET NxFR L2 - 01 NOT MISSUED FOR CONSTRUCTION venesPUc GENERAL LEGEND cxuNL PaoaHely LINE 11 ED ED lILL III AIN IT TREN NORMER E/1 IN' 0 %" �7 FELT FEE' DETAIL TEE, OR E�E� C) n u 1- HIED- IANllElE —11 P 3 A L I G I 111K PAT EI FEE Ex"L" L n EA H o IALII E . As s L"N LEGEND P_) FIRIGN As sxown LEI INI OII xalA s+ry o mrvrnElE OGLOB. NATURAL GLOR Frz7 wrnwaAA EXlEAwNlll mrvcm[ GLOB IATH x — ALAI EGNo FILE 0 5 10' 20' 40' SCALE 1" = 10' -0 NORTH ap THE PRESTON PARTNERSHIP, LLC A hP1LT1- DISCIPLMARY DESIGN FIRM SOUTH TERRACES 115 PERIMETER CENTER PLACE, SUITE 950 AT LA TA, GEORGIA 30346 TELEPHONE: 77C 396 7248 FAX: 770 396 2945 W .THEPRESTON PARTNERS HIP.COM Aoxs FLORIDA LICENSE JAR -9245 FLORIDA BUSINESS LICENCE NO.: LGIt6SCApe Archltecture: LC26000312 "A JECT WINTER SPRINGS APARTMENTS 201 MICHAEL BLAKE BLVD WINTER SPRINGS, FL 32708 IBEW PENSION BENZ RIND/ WINTER SPRINGS HOLDINGS POLLACK SHORES L Prr«NwocE Awll NE. 111E ns IGNIN 13011 ZG, Issus GATE 11 R o /n /sms FEGN NO R�l PE 1710 /sms Ell LGN NE— 1355302 El— er JSP CHECKED By SMI SHEET T17LE LEASING ENTRY AND ROUNDABDUT NHARDSCAPE PLAN SHEET GER L2 -02 NOT NISSUED FOR CONSTRUCTION ven7p uc Li I GENERAL LEGEND I LINE DII RATIO FENCE lILL III IIN ET eRA„nDRMER IN' 0 KLU FE ENIE % "t REL SE LANDSCAPE LEGEND PRDPDSER TREE eOSRENANREES eO e[ PEMDVm PuNT IL-ILI a Tvps 1COMPLETE PLAT INFORMALOM ®N T INm= /oR cc `L`1 S` (pArculNC Is ILITI ILL FILL 1111 N WITH NATURAL STRESSED HARDWOOD ONULCH ULCH ALL LHILAOILID A"' ON THE FINE All 11 RESPONSIBLE FOR PROVICIND SOD TO ALL SAID SEGS PLANT CODE LEGEND I 2 PFD- - � TIMITI C�18 ALLY mmPNu XPS AIf.FIlExB6tU6 I IR RORd.WH LOS i1NDU�rxnm,uxiPa JL6 fiPAlRAN1RAE1 Jl- ON pWLNMY1lfIE I.x xOWAA]LIw.ILIfLLI LR 1REEfQ'W LM.U6IEIM L RIOPE� L6R PILIRIFb6flh8lDLN uLinn�wLio — LEm�wmwLw vuL R� PwmB- 9 fiLOFSiErp- PDDOCwne m PuwtEiauxnHLRnax P66 PHLEDEEREN M VOAEG41P0 PRTD -m W L.- PL9 DWN6Qr81PAPIANE &eD VOACG4R0DPpAFB]16REU 71� BOX 6CNEFIfiw i. /}rf L 'R UPE EY �FE6R455 NORTH I0' 5 10 20 40 SCALE', 1' = 10,_0" ap THE PRESTON PARTNERSHIP, LLC A MULTI- DISCIPLINARY DESIGN FIRM SOUTH TERRACES 115 PERIMETER CENTER PEACE, 5UITE 950 AT IANTA, GEORGIA 30346 TELEPHONE: 770 396 7248 FAX: 770 396 2945 WWW.NHERRESTONPARTNERSHIP.COM E nx FLORIDA LICENSE 4A R -92455 FLORIDA BUSINE55 LICENCE NO.: Landscape Amhllecbre: LC26000312 WINTER SPRINGS APARTMENTS 201 MICHAEL BLAKE BLVD. WINTER SPRINGS, FL 32708 BEW PENSION BENEFIT FOLD/ WINTER SPRINGS HOLDINGS POLLACK SHORES suxE TIE ISSUE /1 103'1015 1 1/20//'1015 AlB INS I-Ex 1355302 Al— er ESP CHECKED BY slim IIIET 11- LANDSCAPE PLAN ELECT N6Ex L8-01 NOT NISSUEO FOR CONSTRUCTION veieMUc N o3# D I d a 7 \ I GENERAL LEGEND ECIA1111 LINE 11 TO NI lILL III ITO IT] IRAN FORMER SIT IN' 0 U, LANDSCAPE LEGEND PEDPa111 TIME TO REMAINRE El TD `T REMDVEO PC NT DUaNiNY x T p COMPUTE PInNT INFORMATION) ® NDT INmrn /oR ccP6LDS. pATllINC Is 1— ILL 1111 1111 N WITN NATURAL SHREDDED NARDWOOD OM DEC H ULCH ALL JILA— AREA' ON Tll 1111 All TIT RESPONSIBLE FOR PRAVIAND SOD TO ALL SAID AREAS PLANT CODE LEGEND NO RFD MM4E MU EII61Ml P- � 16DGIID O dE CMNRLLY m�wu xxs LR.PI�xeMCUe IR RoRa.WE[ IU uwrmussxour LIMPER Om R®DMPAllA W EM NGWALDME116RLIM LR 1REEfpMILLLI6IPoIM IIRIDPE� L6R FldlllllE66h8lUW / MW uINxLY�GRx6E MrnEGe�MwwLw PML PLDM — R. aDraavwRE PNPAEPdMLW GPOffi / I, MELD xFi10fIGN / PN VLAEG4191PGTDEPdWM ERRm VLAEG m WIIAFB]IEFllGU / fiL.r 6� „FLT / / G .CrPP�EIt UPE / NORTH E� L8-04 lip THE PRESTON PARTNERSHIP, LLC A MULTI- DISCIPLINARY DESIGN FIRM SOUTH TERRACES 115 PERIMETER CENTER PEACE, SUITE 950 ATLANTA, GEORGIA 30346 TELEPHONE: 77C 396 7248 FAX: 770 396 2945 WWW.NHEPRESTON PARTNERS HIP.COM mx WINTER SPRINGS APARTMENTS 201 MICHAEL BLAKE BLVD. WINTER SPRINGS, FL 32708 POUACK SHORES L PGNLMWOCL AFll NE sun[ 715 ILININ 1 1112 ,CI ISSUE DATE D GY SWIM IT ET T17LE LANDSCAPE PLAN STEEL MD1x L8 -02 M NOT ISSUEO FOR CONSTRUCTION vanMlu / TURF o-O�O ' w ` / � o / iURF� I N Z V i.. GENERAL LEGEND 1 LINE 1111RATIE FwcE AILL IT] TRENnDRMER A/R UNIT 0 NLU %ETAIL EEE LANDSCAPE LEGEND PROPDSFR LIFE TOSREMNNREES To e[ PENOVEo (DONNSULTPwN1 us For; ® NDT Ixmrn /oR `F PL`l s` PA,CUINl Is WITH UR NATAL x"REDDED NHARDWOOD DMULCH LIPIE LILAOILID A"' ON THE ILANI All 11 RESPONSIBLE FOR PREVICIND SOD TO ALL SAID ARPS PLANT CODE LEGEND 2 =-- EDIX BIBMANP- �D p1 CINULLY EDTa E ,m e�PNu . Lrt ilU wcue IR aolm—H E., i1 DaU�rxnm,uxiPa ON I-ON NA Lw MFA ON — E— r LER xOWAA]LIwlslydLl LR 1REEfQ'W LM.UELIPoIM RDE LEN ENTRICEb6 —L" PNNNULY6R566 ml u rETALEmww1 vawLw vuL PwNEeaa 9 fiLVE5fERP�NM PDOOCwne m PuwjmuNTmG ss 18DE rPEDEBENEREX M VOAEG41P0 PRTOE -m W L.- m VOACG4RODPpAFB]1-- ELSE 6FLENER ELSE i. E'R UPE Y �FEELR455 B NORTH 0 5 10 20 0 SCALE', 1' = 10,_0" ap THE PRESTON PARTNERSHIP, LLC A MULTI- DISCIPLINARY DESIGN FIRM SOUTH TERRACES 115 PERIMETER CENTER PLACE, 5UITE 950 ATLANTA, GEORGIA 30346 TELEPHONE: 770 396 7248 FAX: 770 396 2945 1AWW.NH ERR ESTON PARTNERSHIP.COM mx FLORIDA LICENSE 4A R -9245 FLORIDA BUSINE55 LICENCE NO.: vea�Lund —, AFCnil.OfL : LC26000312 WINTER SPRINGS APARTMENTS 201 MICHAEL BLAKE BLVD. WINTER SPRINGS, FL 32708 1. BEW PENSION BENEFIT FOLD/ WINTER SPRINGS HOLDINGS POLLACK SHORES 1111 E aPimwlai oaM xE 111E ns ISSUE 69T04/COT15 111. AT 10/13/'1015 1/20/1015 AlB J0S I—E6 1355302 ALI eY J.SP `NE`R`D BY slim LANDSCAPE PLAN ELECT x6EN L8-03 NOT NISSUEU FOR CONSTRUCTION veieMUc v Tsuz —y� � BLDG 900 1To J IT a 1, P GENERAL LEGEND =1 LINE LIONS "I FALSE LIN11 lILL III ITO IT] IRAN FORMER SIT IN' 0 LANDSCAPE LEGEND PRaPa111 TIME TO REMAINRE El TD `T RLMDVm PC NT DOaNim x T p COMPLETE PInNT INFORMATION) ® NDT INmrn /DR ccP6LDS. pATllINC Is WITH NATURAL SHREDDED NNARDWOOD OMDECH ULCH RESPONSIBLE FOR PRAVIAND SOD TO AT L SPIC AREAS TI PLANT CODE LEGEND 2 P69 MM4E RU EII61M PNII �6w Cd CUNALLY m�wu ED. LR.PI�x99cue DO YFLOarw.w IU Uw ERUPAPao1LY 1NIPER JDE III IRFFA IU( —H— Um LN NOWAADUWI6RtlN LR TIEERDIRMLIDUSTRU NNDFE- L6R FldlFOR, 6h8lUUB PINMMUILYDaMEe umew�MawLw vuL Pa- ws snvEE r P000aww PER PAEFDZ PU AN.Iffi PSL PHLODBIUa9N PN VOAEG41 ®PRfO6PONIM 11 UrEDM EAD VO9EG4T® WIOAFB]IEFll9U fi0.Y 6p6FUERR �DE1DIfE9W5E NORTH 0 5 1D 20 0 SCALE: 1' = 10,_0" ap THE PKESTON PARTNERSHIP, LLC A MULTI- DISCIPLINARY DESIGN FIRM SOUTH TERRACES 115 PERIMETER CENTER PLACE, SUITE 950 ATLANTA, GEORGIA 30346 TELEPHONE: 77C 396 7248 FAX: 770 396 29,15 WWW.NHEPRESTON PARTNERS HIP.COM mx FLORIDA LICENSE #A R -92455 FLORIDA BUSINESS LICENCE NO.: Landscape A,,hiAOfD- LC26000312 WINTER SPRINGS APARTMENTS 201 MICHAEL BLAKE BLVD. WINTER SPRINGS, FL 32708 POUACK SHORES L PcNimwocL ownL NE sueL ns ILININ 1 301E ,CI ISSUE DATE Z`NE`aLD RY Suu ET T17LE LANDSCAPE PLAN STEEL MDER L8 -04 IT NOT COMMENTS FOR CONSTRUCTION venen.wuc I I I I I I I I I I I Z J F I I I I GENERAL LEGEND =1 LINE LEI RATIO LIN11 lILL III DIN IT IRAN FORMER SIT IN' 0 DEAIL NRE T LANDSCAPE LEGEND INTEN1E1 TPEE TO REMAINRE El To HE aEMOVm PC NT DUaNn1r x T p cnMP1>_TE TINT INFIFL ATIaM ® NDT INmrn /oR )`PEE`. tpAl— Is 1— ILL 1111 1111 N WITH NATURAL SHREDDED HARDWOOD OMULCL ULCH ALL UNLABELED AREA' ON Tll 1111 All TI RESPONSIBLE FOR PRAVIAND SOD TO ALL CIC AREAS PLANT CODE LEGEND 2 P6D MM4E EINX EOi EIBIMAHRMEI BIDS pf CMNaLLY m�wu x1 ER.PI�xeGCUe 1u - EN— HHOULY HOULEMBRI JGE SPAMANIMFR UM N w BE Hawn DIDUORR .1 TREE �LIGUEIPoIM NqE LEI FIX, UBE6h8lGW PINHMUXLYGRM6E III umew�MawLw v L PwM ws snvEElSrl_ PMM Po— oocwnw ARE R. PER PUPAEFdMLW Gm 11 ME�DIXTr PN VOAEG4191 PGTGE -. OVX GeK EAD VOAEG4T91 WIOAFB]IEFllGU 64Y ECl6PLEU UPS ALUTEEE1EIfEGa45E ap THE PKESTON PARTNERSHIP, LLC A MULTI- DISCIPLINART DESIGN FIRM SOUTH TERRACES 115 PERIMETER CENTER PLACE, SUITE 950 ATLANTA, GEORGIA 30346 TELEPHONE: 77C 396 7248 FAX: 770 396 29,15 WWW.NHEPRESTON PARTNERS HIP.COM mx FLORIDA LICENSE #A R -92455 FLORIDA BUSINESS LICENCE NO.: Landscape Ar,hTAOfiD- LC26000312 WINTER SPRINGS APARTMENTS 201 MICHAEL BLAKE BLVD. WINTER SPRINGS, FL 32708 1. IBEW PENSION BENEFIT FIND/ WINTER SPRINGS HOLDING$ POLLADN SHORES L PcNimwocL Aall NE suet ns NuN1n,.t 2 ISSUE (9 /04 /COiS 10/13/'2015 "T 1. 111HOU'll 11/10/2015 \ HILL RMIL Irr. I NORTH ° a' s 1G' zG' 4G' DA,c KEVMAP INS NT— v 1355302 HY a I ° °TEE By JSP suu fi ] LANDSCAPE PLAN � �i'r ° n � � sNF�, NNNRFN „1. — — — — — ODM ELATE NGFTH NOT ISSUED FOR CONSTRUCTI�OPN \ \ \ \ \ I I I I I I I I I I I Z J F I I I I GENERAL LEGEND =1 LINE LEI RATIO LIN11 lILL III DIN IT IRAN FORMER SIT IN' 0 DEAIL NRE T LANDSCAPE LEGEND INTEN1E1 TPEE TO REMAINRE El To HE aEMOVm PC NT DUaNn1r x T p cnMP1>_TE TINT INFIFL ATIaM ® NDT INmrn /oR )`PEE`. tpAl— Is 1— ILL 1111 1111 N WITH NATURAL SHREDDED HARDWOOD OMULCL ULCH ALL UNLABELED AREA' ON Tll 1111 All TI RESPONSIBLE FOR PRAVIAND SOD TO ALL CIC AREAS PLANT CODE LEGEND 2 P6D MM4E EINX EOi EIBIMAHRMEI BIDS pf CMNaLLY m�wu x1 ER.PI�xeGCUe 1u - EN— HHOULY HOULEMBRI JGE SPAMANIMFR UM N w BE Hawn DIDUORR .1 TREE �LIGUEIPoIM NqE LEI FIX, UBE6h8lGW PINHMUXLYGRM6E III umew�MawLw v L PwM ws snvEElSrl_ PMM Po— oocwnw ARE R. PER PUPAEFdMLW Gm 11 ME�DIXTr PN VOAEG4191 PGTGE -. OVX GeK EAD VOAEG4T91 WIOAFB]IEFllGU 64Y ECl6PLEU UPS ALUTEEE1EIfEGa45E ap THE PKESTON PARTNERSHIP, LLC A MULTI- DISCIPLINART DESIGN FIRM SOUTH TERRACES 115 PERIMETER CENTER PLACE, SUITE 950 ATLANTA, GEORGIA 30346 TELEPHONE: 77C 396 7248 FAX: 770 396 29,15 WWW.NHEPRESTON PARTNERS HIP.COM mx FLORIDA LICENSE #A R -92455 FLORIDA BUSINESS LICENCE NO.: Landscape Ar,hTAOfiD- LC26000312 WINTER SPRINGS APARTMENTS 201 MICHAEL BLAKE BLVD. WINTER SPRINGS, FL 32708 1. IBEW PENSION BENEFIT FIND/ WINTER SPRINGS HOLDING$ POLLADN SHORES L PcNimwocL Aall NE suet ns NuN1n,.t 2 ISSUE (9 /04 /COiS 10/13/'2015 "T 1. 111HOU'll 11/10/2015 \ HILL RMIL Irr. I NORTH ° a' s 1G' zG' 4G' DA,c KEVMAP INS NT— v 1355302 HY a I ° °TEE By JSP suu fi ] LANDSCAPE PLAN � �i'r ° n � � sNF�, NNNRFN „1. — — — — — ODM ELATE NGFTH NOT ISSUED FOR CONSTRUCTI�OPN I \\ I `\ I �\ \ I \� I `\ I \� \ W ` J 2 ♦ F 1 \\ �o \ ,. r DIED o FTUF/ I MIN I I I I I I I I I I GENERAL LEGEND "'HE NE PP°PERry LINE :L11111 IENIE III SIR ESE TEAR FORMER Eel SID IN' 8 / R NT LANDSCAPE LEGEND PROPOSFU TIME TOSREMANREES To e[ XEMOVEo PuNT DUaNnry a Tops 1COMPLETE PLANT INFORMATION) ® NoR INmrn/are ccPBEDS. UATCHND Is LANT FILE) NOTE ALL PLANT ° WITH NATURAL SHREDDEDSHARDW00D ROD_UALDH ALL BE UNLABELED 11111LI A"' " TIES IINI All 11 BE TONS 'EXED FN, AREAS AND GN'AAOT., , RESPONSIBLE FOR PROVIDING SOD 10 ALL SAID AROS PLANT CODE LEGEND iro a PUu d1 CIHULLY BUDERERRY DG° GR PNDREXA xRG M.NxPxRGCUs IR RED —ANB EX LUSIEAY —N.. JEG GPAMAN EUNPM LD% R®OXPPllA w amxXVxrlE 1.x xowMOLXxIGmr HER nzrzcm4GaLXUGnuX ONE L� mssmr£E°Lu R. PnLXUxLYGRNSX MXL imimZa_ Pu PewD 9 T —MR—p- PNR PDDDDPNAB PM PURPEPOUNi0NG0.4ffi PGX PHLODBLM'IN RN VMCG4R0 PGTG60XLM ° L.- 8AD VMEG\TG1UPpAFB] -- BOX ANNE.- OMHPTbIFEGR465 OBE AULSE E. HM➢t R9 MMNOPTH — ap THE PRESTON PARTNERSHIP, LLC A MGLTI- DISCIPLINARY DESIGN FIRM SOUTH TERRACES 115 PERIMETER CENTER PLACE, SUITE 950 AI LANTA, GEORGIA 30346 TELEPHONE: 770 396 7248 FAX: 770 396 2945 WW .THEPRESTONPARTNERSHIP.COM ox FLORIDA LICENSE #A R -92455 FLORIDA BUSINESS LICENCE NO.: TOIdsc°De Archlt,,t : LC26000312 PROJECT WINTER SPRINGS APARTMENTS 201 MICHAEL BLAKE BLVD WINTER SPRINGS, FL 32708 BEW PENSION BENEFIT FLING/ WINTER SPRINGS HOLDINGS POLLACK SHORES 11-1 CA 11142 ISSUE DATE 69/04/tU15 SUE FIPN RCSUBMmpL II"C]015 AIR F °X I—ER 1355302 oxawx er JSP sHEETE�TLE suu NDER LANDSCAPE PLAN L8 -06 NDT NISSUED FOR CONSTRUCTION vsren+PUs ® E 1111,.jl: m 0 v I � 5 V / 0 GENERAL LEGEND =1 TOP EE "EA°PA`FANAA lILL IT IRE„ FERMER IN' 0 xLU DETTIL EEE LANDSCAPE LEGEND PXDPDSED TIME TOSREMNNREES To e[ PEMOVm PInNT IT-ILI a Tvps 1COMPLETE PLANT INFORMATION) ® NoT INm/oR ccP6EDS. (pAr— Is LANT WITH NATURAL SHR IlTI ILL xEDDED HARDWDDD BILLCH N D ULCH ALL JILAOILID A"' ON LOS ILANI All 11 RESPONSIBLE FOR PROVIDIND SOD TO ALL SAID ARGES IPLANT CODE LEGEND � BIBMAKPNY L r n�sAi �_. pF CINULLY J. m�i �EauPmuer )I. ma mawwmPNu xRS LR.Pll�xwwcua �. iu iruslx�x�s�xour JUNIFFR JL6 fiPAlRAN1RAFA IDI( R®OXPAIIA I.x NOB— ILIBLOR N�AA 1REE �LM.U6IPoIM I DAE LIRgFE L6x FINNnusfi -w Mw Laii6mXwLwawLw m. I P9 PPlo6:aaBrp m sn tTeaPUM PDan vn I �a Pu.jmuxnn Gass RILL PHILODENDRON PG0 IRE, L T-m I m DWN6Qr81FAPIANF &eD VOACG4R0 GNOAFB]19R9w BOX 6p[fFlfiw UDB B. I �enHFEDR466 I NORTH I a' SCALE', 1' = 10,_0" N ap THE PRESTON PARTNERSHIP, LLC A MULTI- DISCIPLINARY DESIGN FIRM SOUTH TERRACES 115 PERIMETER CENTER PEACE, 5UITE 950 ATLANTA, GEORGIA 30346 TELEPHONE: 770 396 7248 FAX: 770 396 2945 IXWW.NHERRESTON PARTNERSHIP.COM mx FLORIDA LICENSE 4A R -92455 FLORIDA BUSINE55 LICENCE NO.: Landscape Ar,LTNOIL- LC26000312 WINTER SPRINGS APARTMENTS 201 MICHAEL BLAKE BLVD. WINTER SPRINGS, FL 32708 BEW PENSION BENEFIT FOND/ WINTER SPRINGS HOLDINGS POLLAON SHORES ILL_ ca ""2 NE suxL III ISSUE m /04 /COT15 10/13 2'1,15 SITE RNJ RCSIIBNmpL 11/20/2,15 AlB INS 1355302 ALAW Ol JSP D 6Y swm U. LANDSCAPE PLAN FIEFT M6ER L8 -07 BELL, NEIL ISSUED FOR CONSTRUCTION m L8118 !&12— n m � eLO � TURF \ TREE SWALLOW ROAD TURFI, TURF Ej ARDEN wPLL "0 GENERAL LEGEND uNE I LINE DI E`FENNE D RI CURB o ALcNUN'NER 0 KLF, DETIILE EEE LANDSCAPE LEGEND PDUPOSED TREE TOSRCNNN�ES To e[ NENOVE �� PuNT DuaNim a nPs 1COMPLETE PLANT INFORMATION) ® NUT INm/oR ccPNEDS. PATCHIND Is ILITI ILL WITH NATURAL STRESSED NHARDWOOD ONULCH ULCH ALL JILABILID A"' ON TIES FINE All 11 RESPRONSIBLE FOR PREVERIND SOD OR ALL SAID SEGS ap THE PRESTON PARTNERSHIP, LLC A MULTI- DISCIPLW MDESIGN FIRM SOUTH TERRACES 115 PERIMETER CENTER PEACE, 5UITE 950 AT Lk TA, GEORGIA 30346 TELEPHONE: 770 396 7248 FAX: 770 396 2945 WW W.NHEPRESTONPARTNERSHIP.COM mx FLORIDA LICENSE 4A R -9245 FLORIDA BUSINE55 LICENCE NO.: PRaJLundscupe AmhDROUR : LC26000312 WINTER SPRINGS APARTMFNTS 71U SRDRESsuxE ns "ORT,`,`. "I Saul IC Q ISSUE DATE CHECKED By ESP sum LANDSCAPE PLAN ELECT NNER L8-08 NOT NISSUED FOR CONSTRUCTION veieMUc °, w PLANT CODE LEGEND /TELL a o J. f1U RFa1NME eo a a o BU NIBAAAKPAl1 RED TPLWi =LLY - XR. ATf.FIAE166tU6 IR =.-H Pn uLS �,. ® IU LUSIFRLFPFXDLLY SMMANIRAA n Q-/ —H W LN HDWAA]LIW1611sIA NBUTAA SCELMaIHIPoIM NRGPE ® \ L6R Ntm�6Y—W ma 4' TALL OPAOUE FENCE a mm LRTLT� µ MLw n.M FOXXXwne �R PURnaEDUNu.— NHI MH�emaN PxRfOBDIWM / PN V/AEG p Mr81G BLIXi 3UD O ® %� BQ m � 6AX 6g6ELEM BOX 4'TTALL OPAOU FENCE AND ® ' ® O�v fEaW55 ED a E. NORTH SCALE r - 10•_0" ap THE PRESTON PARTNERSHIP, LLC A MULTI- DISCIPLW MDESIGN FIRM SOUTH TERRACES 115 PERIMETER CENTER PEACE, 5UITE 950 AT Lk TA, GEORGIA 30346 TELEPHONE: 770 396 7248 FAX: 770 396 2945 WW W.NHEPRESTONPARTNERSHIP.COM mx FLORIDA LICENSE 4A R -9245 FLORIDA BUSINE55 LICENCE NO.: PRaJLundscupe AmhDROUR : LC26000312 WINTER SPRINGS APARTMFNTS 71U SRDRESsuxE ns "ORT,`,`. "I Saul IC Q ISSUE DATE CHECKED By ESP sum LANDSCAPE PLAN ELECT NNER L8-08 NOT NISSUED FOR CONSTRUCTION veieMUc IV w '.° 9 J J Co Y 00 — AEREEN wau e L8-0M1 LN-09 GENERAL LEGEND FINICILET LINE 11 TO ED lEllIll lILL IT IRAN FORMER IN' 0 HLU RETTAILEAEL \ LANDSCAPE LEGEND PFUPUSED TREE TOSREMANREES To e[ PENOVE PuNT lT-lLl a Tvps 1COMPLETE PLAT INFORMATION) (rj ® NDT INmrn7oR`Il . PITITNI Is C'7 TIVL of c' Lnw D` L ILL WITH NATURAL NSHREDDED AND HAREAO.D DBILLCH ULCH MND9STINE DRASS. BE sDDDED WITH FLORITAM LILAIILID A"' ON Till ILANI All 11 RESPONSIBLE FOR PRECYIEIND SOD TO ALL SAID ARGES lip THE PRESTON PARTNERSHIP, LLC A MULTI- DISCIPLINARY DESIGN FIRM SOUTH TERRACES 115 PERIMETER CENTER PLACE, 5UITE 950 ATLANTA, GEORGIA 30346 TELEPHONE: 770 396 7248 FAX: 770 396 2945 WWW.NHERRESTON PARTNERSHIP.COM mx FLORIDA LICENSE 4AR -92455 FLORIDA BUSINE55 LICENCE NO.: Landscape AFCnil.OfL : LC26000312 WINTER SPRINGS APARTMENTS 201 MICHAEL BLAKE BLVD. WINTER SPRINGS, FL 32708 71U SRDRES E aPimwoaiAM NE. 111E ns "OIT,t cx ""2 suu SHEET TILE LANDSCAPE PLAN RHOET x6ER L8 -09 N NDT ISSUEU FOR CONSTRUCTION veieMUc PLANT CODE LEGEND 2 =-- �wID p1 CINULLY mm �u X� ALf.FIFExw6tU6 P, norme.w IU --ND. JUNIFFR ON I-9N ON NkLMFA ON R®PAllA LE HDWAAD NW161fdR . LR IIEEfQ'W LM.U6IPoIM II NER FId"FDD —E` PNNNIIXLY6RR66 imi6mww�vawLw vuL PL- 9 fiLV65fERP�NM PDOOCwne m PuwtEiauxnH�a+ss RILL PP NERSA i— E PN VOAEG41P0 PRf0E -m w L.- ¢m vruwTmoweuaal — - BOX 6CN9FLEM i. H 68,66 UDB IZ NORTH 0 5 1D 20 0 SCALE', 1' = 10,_0" lip THE PRESTON PARTNERSHIP, LLC A MULTI- DISCIPLINARY DESIGN FIRM SOUTH TERRACES 115 PERIMETER CENTER PLACE, 5UITE 950 ATLANTA, GEORGIA 30346 TELEPHONE: 770 396 7248 FAX: 770 396 2945 WWW.NHERRESTON PARTNERSHIP.COM mx FLORIDA LICENSE 4AR -92455 FLORIDA BUSINE55 LICENCE NO.: Landscape AFCnil.OfL : LC26000312 WINTER SPRINGS APARTMENTS 201 MICHAEL BLAKE BLVD. WINTER SPRINGS, FL 32708 71U SRDRES E aPimwoaiAM NE. 111E ns "OIT,t cx ""2 suu SHEET TILE LANDSCAPE PLAN RHOET x6ER L8 -09 N NDT ISSUEU FOR CONSTRUCTION veieMUc T TIRE \ \ a v a \ \ a \ as 38 9 „e ,IRE III IN - ,T E GENERAL LEGEND nTCxuNE LINE IIcorenily FIN11 IF] ,�IEORIER Eal All IN' 0 RE EFF FIT, RRE LANDSCAPL LEGEND PR9POSE0 TREE TO RCMAINNIF 73'E R[MOVI �\ PIAN1 DUPMPANT m' & 71E COMPLETE PLANT LT INF EMA OM ®0 „oTF o7GRIFI.PHEDSnxA11NIs LAHT AUI LAEWNE AR GRASS. SREDBED SODIN WITH ILCH.TAMH RESPARSIBLE FAR PROVIDED SOD TO ALL SAIR AREAS JKLAI-1 PIR11111 AREAS ON THE 1111 ARE TI BE 'SN"OEMID TURF AREAS AND NKAT., , PLANT CODE LEGEND NA RFD NWLE - BIX EIEIYIxLPNL G®in �GA�wu Mr.PI�RExMO xcus IR =AN. R% LMEEeLUSSxaur rh ,UNIPER !EE SPP UUNPFA wE NGNFEDRRUS STRUM HIM, � �LIGUHIIdIM DNdE L6R RLRU�66h8lGUN MGIX µINKMT��YGRR6E MEREGBA MMMpN PuL PwMLmo m snv�EER� PLNSLMVUM PER PUPAEFdMTANGR465 FS9 PHLODFXDxON PN VOAEG4191 PRRGPdtlIM P116 DWMFGYS19l GN VfAERELBRA N6801EP1944 64C 6� „FLT r� IRS NORTH 0' 5 10' 20' dp' SCALE: r = 10•_0” ap THE PRESTON PARTNERSHIP, LLC A MULTI- DISCIPDNARP DESIGN FIRM SOUTH TERRACES 115 PERIMETER CENTER PEACE, SUITE 950 AT IANTA, GEORGIA 30346 TELEPHONE: 770 396 7248 FAX: 770 396 29"5 Wu W,THEPRESTONPARTNERSHIP.COM mx FLORIDA LICENSE #A R -92455 FLORIDA BUSINESS LICENCE NO.: Landscape ArOhiAOwre: LC26000312 PRO WINTER SPRINGS APARTMFNTR SHE POLLAOK!01113 Ts E r 1111 DOLL[ AR o[3 HIRE o IEEIE DATE EP CHECKED SHEET TLE suu LANDSCAPE PLAN =NEST xMMMER L8 -10 ' ON NOT MISSUEO FOR CONSTRUCTION vanrxpuc ® ® < ,ALL DPADNE FENHL TURF ® 4 TALL 0 OUE FENCE T TIRE \ \ a v a \ \ a \ as 38 9 „e ,IRE III IN - ,T E GENERAL LEGEND nTCxuNE LINE IIcorenily FIN11 IF] ,�IEORIER Eal All IN' 0 RE EFF FIT, RRE LANDSCAPL LEGEND PR9POSE0 TREE TO RCMAINNIF 73'E R[MOVI �\ PIAN1 DUPMPANT m' & 71E COMPLETE PLANT LT INF EMA OM ®0 „oTF o7GRIFI.PHEDSnxA11NIs LAHT AUI LAEWNE AR GRASS. SREDBED SODIN WITH ILCH.TAMH RESPARSIBLE FAR PROVIDED SOD TO ALL SAIR AREAS JKLAI-1 PIR11111 AREAS ON THE 1111 ARE TI BE 'SN"OEMID TURF AREAS AND NKAT., , PLANT CODE LEGEND NA RFD NWLE - BIX EIEIYIxLPNL G®in �GA�wu Mr.PI�RExMO xcus IR =AN. R% LMEEeLUSSxaur rh ,UNIPER !EE SPP UUNPFA wE NGNFEDRRUS STRUM HIM, � �LIGUHIIdIM DNdE L6R RLRU�66h8lGUN MGIX µINKMT��YGRR6E MEREGBA MMMpN PuL PwMLmo m snv�EER� PLNSLMVUM PER PUPAEFdMTANGR465 FS9 PHLODFXDxON PN VOAEG4191 PRRGPdtlIM P116 DWMFGYS19l GN VfAERELBRA N6801EP1944 64C 6� „FLT r� IRS NORTH 0' 5 10' 20' dp' SCALE: r = 10•_0” ap THE PRESTON PARTNERSHIP, LLC A MULTI- DISCIPDNARP DESIGN FIRM SOUTH TERRACES 115 PERIMETER CENTER PEACE, SUITE 950 AT IANTA, GEORGIA 30346 TELEPHONE: 770 396 7248 FAX: 770 396 29"5 Wu W,THEPRESTONPARTNERSHIP.COM mx FLORIDA LICENSE #A R -92455 FLORIDA BUSINESS LICENCE NO.: Landscape ArOhiAOwre: LC26000312 PRO WINTER SPRINGS APARTMFNTR SHE POLLAOK!01113 Ts E r 1111 DOLL[ AR o[3 HIRE o IEEIE DATE EP CHECKED SHEET TLE suu LANDSCAPE PLAN =NEST xMMMER L8 -10 ' ON NOT MISSUEO FOR CONSTRUCTION vanrxpuc i C •' "'i �� GENERAL LLGLND "'A IEFEIENE DE111L -, DR ELF ®® o liul m I �e I 3R .5 7R . _I a roar .0R. I .mlS ap THE PRESTON PARTNERSHIP, LLC AMULn- DISCIPLRVARY DESIGN FIRM SOUTH TERRACES 115 PERIMETER CENTER PLACE, SUITE 950 ATLANTA, GEORGIA 30346 TELEPHONE: 770 39fi 711A FAX: 770 39fi 2945 WWW.THEPRESTONPARTNERSHIP.COM FLORIDA LICENSE 4A R -9445 FLORIDA BUSINE55 LICENCE NO.: Landscape Arcnllecwre: LC26000312 WINTER SPRINGS APARTMENTS 201 MICHAEL BLAKE BLVD WINTER SPRINGS, FL 32708 71I SHORES 1111 IL,EN11IO1 I M NE. 111E ns ZI 15511E —E- CHECKED By slim LANDSCAPE PLAN RHEI M6E6 L8-11 NOT MISSUED FOR CONSTRUCTION vI•MUc PLANT CODE LEGEND nu �niuslE Z. RU 61&AVtl(PNY [. =T1 p ALLY � E SUFIFMI H_ �— mlmPNu R6 ert Fil�ecua P, l=—.w. it s4' 1� I i� i U, �Mau�rxnm HE. JL6 fiPIRFANIMFA IN ClWENMYIlfIE I LM — PENNLdI61PoIM D,E EIMM�� MW FIdIRIE66 flY&lUW / / I ITArl E � :rtn6m.I_A Pu PMawD ooa RI mR PuwEriauxnH�PAa 458 PHlO6Rl1ttNI M LOAEG41P0 PRT -m a I64C M m —m 6p6F1➢U FE6R466 vela NGRTN 0 s 1G' 20' 4G' _ jj 1 I SCALP. 1` - 10' -O" ap THE PRESTON PARTNERSHIP, LLC AMULn- DISCIPLRVARY DESIGN FIRM SOUTH TERRACES 115 PERIMETER CENTER PLACE, SUITE 950 ATLANTA, GEORGIA 30346 TELEPHONE: 770 39fi 711A FAX: 770 39fi 2945 WWW.THEPRESTONPARTNERSHIP.COM FLORIDA LICENSE 4A R -9445 FLORIDA BUSINE55 LICENCE NO.: Landscape Arcnllecwre: LC26000312 WINTER SPRINGS APARTMENTS 201 MICHAEL BLAKE BLVD WINTER SPRINGS, FL 32708 71I SHORES 1111 IL,EN11IO1 I M NE. 111E ns ZI 15511E —E- CHECKED By slim LANDSCAPE PLAN RHEI M6E6 L8-11 NOT MISSUED FOR CONSTRUCTION vI•MUc III i i i i i i i i I■! TURF 11 JuY< a Will x� T ❑ T T �I Li r r e ,DRF TURF P GENERAL LEGEND ""HLrvE IDN 1101111 TIRE IILL IT] AcRuNRMER Asil 0 RE HER oEIA; RE LANDSCAPL LEGEND PRAPOSED TREE ❑ l0 RCMAINNEI 73'E R[MOVE PIA' DUPMm' & rvPs LCOMPETE PLANT INFORMATION, RATE: ALL 111T 1111 A” I T1111 ® rvoT rvoACn7oR ccPPES.P(uArcu rvc s AUCUSEANEMCRASS TO BE ED SODESIE ODOMULCx.TAMx JULADILII PIR11111 AREAS SO Tll 1111 ARE TO RESPARTSIBLE FAR PROVIDEND SOD TO ALL SAID Al- PLANT CODE LEGEND Of>1 LED WRE � B19AAIxLPNL EES EE olex�iAULr m�wu x� Ert.Pla,:xexEUs 1. � U LN, �owPix 1. E SPPMANLNPFA IEBgI PAllA NO LH HDEPADMGU6IRW U�dA 11EEf01UALIGUHxdIM uaE uadc Lsw �n�Y �uM unieE uwun PAI VanxLiEnarxrmp m OM Sm PIPoxa VTx U NM Gm M GT®=- m aVMMFDYS193PWE EN VfAEG4T91 L'MNEBEIIERLEU IMX 5DO 1 RF I DlIOAFFHAHA® DPA55 �EiL1EE NORTH ❑❑ s 1 zo' ao' SCALE: F: r 10 - 10._0- ap THE PRESTON PARTNERSHIP, LLC A MULTI- DISCIPDNARP DESIGN FIRM SOUTH TERRACES 115 PERIMETER CENTER PLACE, SUITE 950 ATLANTA, GEORGIA 30346 TELEPHONE: 770 396 7248 FAX: 770 396 29"5 mxWu W,TH ... ESTONPARTNERSHIP.COM 10l1ACK SHORES E POLIRwcei APNE ". cull 1� aTUry „t rn Tm�z ,L ISSUE DATE asP �IT suu SHEET LANDSCAPE PLAN SHOET MDER L8 -12 NOT MISSUED FOR CONSTRUCTION vanrxpuc 16� ffP,-- SID GARDEN WALL 0 J m LLJ co Y g J uj LURE _ U L6U6 L &13 GENERAL LEGEND I LINE III FALSE IALL IT IRAN FERMER ALA IN' ILU % "CIE REE IF III Ll EIEI LANDSCAPE LEGEND PXDPUSED TIME eCSRCMNNREES To e[ XENOVI PuNT IT-ILI a nPE INLABILID A"' ON 011 IINI All 11 BE IS', 'ETED LINE AREAl AND IN"AT., RESPONSIBLE FOR PROVIDIND SOD TO AL 1COMPLETE PLANT INFORMALIOM ® N' T IND 7DR 6ED5 PATllIND Is 'LL WITH NATURAL NSHREDDED .. HARDWDOD DMULCH ULCH IN PLANT CODE LEGEND 2 =-- �wID pF CINULLY mm �u xRS LR.Pll�xwwcue EDaorme.w ILK Luslxxussxour JUNIPER ON fiPAlRAN1RAFA ON R®DXPAllA LET HDWAR NUDXXT, LR IIEEfQ'W LMRI6IPoIM LIRIDFE� L6R PINXmwLy3R —LN PNXXIMLr6R966 REmXww�vawLw ml vuL PLUXeeXaD 9 fiLN65fERP�NM PDX - m PuwXriauxiuJBa+ss IB8 PHLDDRl1RXN R,, VOAEG41P0 PRTDEPDPoIM W I.- &AD VOACG4RODPpAfB]1-- 64r 6CN9FIfiw O=H-5 NORTH 0 5 1D 20 40 SCALE', 1' = 10,_0" ap THE PRESTON PARTNERSHIP, LLC A MIILTT- DESCIPLWARY DESIGN FIRM SOUTH TERRACES 115 PERIMETER CENTER PLACE, SUITE 950 AT IANTA, GEORGIA 30346 TELEPHONE: 770 396 7248 FAX: 770 396 2945 WWW.NHEPRESTON PARTNERSHIP.COM mx FLORIDA LICENSE 4A R -92455 FLORIDA BUSINE55 LICENCE NO.: Landscape AFCnXecl—: LC26000312 WINTER SPRINGS APARTMENTS 201 MICHAEL BLAKE BLVD. WINTER SPRINGS, FL 32708 D1L SDRES 1111 aimoai oaM NE s uxL III "OFt x w ""2 — — SO LANDSCAPE PLAN STEEL x6Ex L8 -13 N NOT ISSUEU FOR CONSTRUCTION veieMUc Aiirk\ 1 1 r A r dy f t Ir dr GENERAL LEGEND — — — RIIHLINE — — PEEPERTY LINE EmmmG snDACu IENIE CHIP AIR IT] IRAN PROMER Asil �/D IN' 0 DET RAT REFERIN' DETAIL TEC, OR E�E� LANDSCAPE LEGEND PXOPOSED TIME TO RENAINREEI To D[ REMOVED PuNT ouaNinr x nPE lT FOR 1COMPLETE PLANT INFORMATION) ® NDT INmrn /ore ccPEEDS.P(HArcxlNC Is ED WITH NATURAL SHREDDED ART HADWDOD DMULCH ULCH ALL 1"LABIL11 A"' ON THE 1111 All TI RESPONSIBLE FAR PROVIDING SOD TO ALL SAIR AREAS PLANT CODE LEGEND 2 Nr R GANNA- GIR umwl —. N. rXr.NREI�GCUs IR RORGAANB la HDLLYAUEAFHNLLRER URK JDG SPPMANAMFP UM I�O UM X PPllA LED HgEFORMUu1RLL1 La TIEEfGPIILX#IHRLIM UNE JI PINK MIMLYGR96G MEHL imiE(aX�EL.A. Puy X��nawEEn PDS E�.ER —I- NIX PPMAI—YM PR PER PEPOIMTANGWffi P8N PHLDHUGDBIOIaN RN DN YOAEGAT9I PITR —m R INE LAD YMEWT®CMN68]IERLEU IN MAHA ®rt1fEGR465 &V➢CYP 9 NORTH ap THE PRESTON PARTNERSHIP, LLC A hP1LT1- DISCIPLINARY DESIGN FIRM SOUTH TERRACES 115 PERIMETER CENTER PLACE, SUITE 950 Al LA TA. GEORGIA 30346 TELEPHONE: 770 396 7248 FAX: 770 396 290.5 W .THEPRESTON PARTNERS HIP.COM GoxN FLORIDA LICENSE JA R -92455 FLORIDA BUSINESS LICENCE NO.: Landscape Archlt,,t : LC26000312 PRCjF WINTER SPRINGS APARTMENTS 201 MICHAEL BLAKE BLVD. WINTER SPRINGS, FL 32708 IBEW PENSION BENEFIT RID/ WINTER SPRINGS HOLDING$ POLLACK SHORES 1111 OND-1 A�ll NE. 111E III ZC1 ISSUE DATE (97U47tE15 SINE RPN RCSIIEMITIPL 17]07]015 EDX NHNNEN 1355302 OF— ED JSP CHECKED BY suu SHEET T17LE RETENTION POND LANDSCAPE PLAN IHIPT NDER L8 -14 N NOT ISSUED FOR CONSTRUCTION venn.p uc GENERAL LANDSCAPE NOTES III WON 1 11 IIHII F1.1. HEIT .111 �T Nerce" �NOH oEaa°K �ROONOi nlNa s,........ No, TH", 0 1 1111 INK 11 I'll OFF HIT WEL &I I WE HE OF 1 r NA DE1D ��I;sITZ �o 111-H 111 ­11 11 INFIC 111- - IFIC111.11 IF ILL "1 11 1 INDIIET0111LI-FLECOLIMMIN11111 I'lOH1, HE ILL 11 1111 11 111 ILL 11111Y 11 1 111 114 111 1111 WILIN14 .11 1� FILL 10 IF -111 ­111H III 111 1111 El IIID ­1 OFFNI OR CIFFINI 11 11 IFITIFEI FIFT TO HE ­11 ILE 5,111 111 -11, 41 PW IFFOLT WHIFIWT1 .11DIO Cl ILL 11 11 11.11H FELL FINE i ElLEF eRU u'El B oeunoeo w M.HnRRw,DH o. EI . seen NE araeao w ILL uIIIIII LE anmY N (HEIR.. IIIEl C aY V, H011 wem or IQ 11115 IHWFL " ELM ae u'ev�rvPOee�rwaa�m wnwn qua 2oRi:i or uer svue aMCame �11�ILFOFIINFI ILE 1­11 FILL III OF ILL lF FF e, - r +/- r eewE orenos. IFT FILL FELL III Canopy Trees UDderelary Trees Ira mall a as F m No Ca r Fu Nu e�,v � s COLL 11,11, 11,11,11, H-111111 11111 11 D HL Palma PFN Pn- HI�:daFY�.�' ��, COLPam I ITa,,MaIILI- IEFKID.N.p„a�1Da „D� p a aax p p y y Neaa,aPK,, ze C11 A mao. of Tnpa r 11 Elleu6s Illy c,T ca"I "'I _ na e,adr Canna uN a Ca,., ac FU,l III zso 1111-1 11,11, DIII 11111, N F,11 111 11 ICI H.11­1 1u­ H IF Full III ON ma oplrylus malt, a P.. Poa PFN Naar, ao, Full lvratmea a7a IN HE, PFIN, m aa�y,oaae Na.a Fw F- 1- - -Cris NCa,,1a- 1e, Full III z1a Gmundmver 1­1 P11 I III F,11 v p Aquat Plal PON P- L.K.na ��aera P"l, I— a P, LH-mIII am,y :emu, wwaa �a. µgrre� �.a� a "wwwu ��s °Wi neap .1 rns.aa . arses r mw, GENERAL LANDSCAPE NOTES (CONT.) D 11D 1111 11 IF P1111FID EY SPECIAL NURSERY SOURCE NOTE: oEBLsI m LSTII N -ERIL IPE11-11SHI FIN N11— .111 FE FILL IF FILL 101111 IF IFFIF 1ILD CHIEF N= arzs rzin NOTE TO CONTRACTOR: NOTE: ALL PLANT SUBSTTUTIONS NOTE TO CONTRACTOR: TO BE SUBMITTED TO LANDSCAPE .­ ' II HILI ARCHITECT FOR APPROVAL PRIORmaRe ,.rR "�r��e,W ". "ma�Pw "r "�,.��FFEF. TI TO INSTALLATION OR CONTRACTOR /LANDSCAPE PROCUREMENT OF PLANT MATERIAL. CONTRACTOR PLEASE NOTE: Mitigation Tea ceuxuo nay �w��p Total: 898 NOTE: ALL TREES TO BE TAGGED BY THE LANDSCAPE ARCHITECT AT SOURCE NURSERY PRIOR TO PROCURMENT BY LANDSCAPE CONTRACTOR. CONSULT L9 -01 FOR NURSERY SOURCE INFORMATION. LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR NOTIFYING THE LANDSCAPE ARCHITECT A MINIMUM OF THIRTY DAYS IN ADVANCE OF TAGGING FOR SCHEDULING PURPOSES. ANY TREES NOT TAGGED BY THE LANDSCAPE ARCHITECT IN ADVANCE OF INSTALLATION ARE SUBJECT TO REMOVAL AND REPLACMENT AT NO ADDITIONAL EXPENSE TO THE OWNER OR LANDSCAPE ARCHITECT. TREES TO BE REMOVED AS SPECIFIED BY LANDSCAPE ARCHITECT. IANOSCAPE CONTRACTOR TO PROVIDE PHOTOGRAPHS OF ALL SHRUB/ OROU ADCOVER MATERIAL TO LANDSCAPE ARCHITECT PRIOR TO DELIVERY TO JOBSITE FOR APPROVAL GENERAL IRRIGATION SPECIFICATIONS m, H� rR er w+�EI Nl.rwR LKFE ­- somaor.r"E"'F "`waa` x °:,Mr Sao �.` �u a'�He�eww`m an �, . �'wWYa'2P��WaCaeLL° Lei` Na, Kew z "a.Pma " "ra","�erN "'�a1M "�wPr" "Res: N " Rr na" 111 -1ILR ae111 ao" a R .RrNµrr Rr ap THE PRESTON PARTNERSHIP, LLC A MULTI- DISCOPUR ART DESIGN FIRM SOUTH TERRACES 115 PERIMETER CENTER PLACE, SUITE 950 A1lANTA, GEORGIA 30346 TELEPHONE: 77G 396 7248 FAX: 770 396 2945 WWW.I HEPRESIONPARINERSHIP.COM IONSILLANT FLORIDA LICENSE #A R -92455 FLORIDA BUSINESS LICENCE NO.: L- dBaDlscapa Archllecfure: LC26000312 WINTER SPRINGS APARTMENTS 201 MICHAEL BLAKE BLVD. WINTER SPRINGS, FL 32708 IBEW PENSION BENEFIT III WINTER SPRINGS HOLDNG$ POLIACK SHORES I POLIN1 cl ow11 NE. suRE ns Nux „t 1301E D ssuE DATE Dv /'Y, ro /o7mi ILL s ICnis BALS III KDNBEH 1355302 DRAwH B. HER CHECKED BY SIAM SHEET T,TLE PLANT LIST & NOTES SHEET HuNBEe L9-01 NOT MISSUED FOR CONSTRUCTION veneMUc « CE.T wwo 4,L DO, ,, s¢E wN, ,,,I as sEEIF, E cart Ol,DH or PwmrvN TYP. TREE PLANTING & GUYING L9 -D2 SECTION SCALE: 3/8' = 1' -0' ,ENE THE IF., 11 1411111117 11 HE SIT OF PARING AD SHAPEC 4 sa d' _ a RAN - NII e:zacwa SDIE sw nu plmal'A N1 sNa¢w 'IN INN N In Ice Z as %FREED anTELED] 11 HE BE oW or aoLL REEDS NECPa7II 7" xnous IIINI sa 0 00 Aaf E jEI T ML P,HA4H ,gwo O O 00000 ID S1 E E of cwuwro'E EEO HIP. OOOOO (7j"`,, ,T11 TRIANGULAR SHRUB SPACING Iv -Nn PLAN SCALE: 1/2' - I' -O' OFFARE A/ ON wwNTDIE p -) TH - aro"iA: BE PHIL .1 LO Orv1 as INDI D E A DISH. IN I"E"NAIV CSFRI asp ImeL) RE EDoK INI 11.E INE Hww CRETE TI AENEDDI,HS SHEFR CELL _ muPae TI PREKnI 111INI FIRSE INCEPERIA1 11 ICI 2, PRE. III HILL AND TYP. SMALL TREE PLANTING w -02 SECTION SCALE: 3/8" - 1' -0" All AD 11 FAIL I� N�11a �L�,�= NIry VIII W_ P' P H "P1t�A R ED�� a =rot L,oeolo-H AT DI TYP. SHRUB PLANTING T L0.02 T SECTION SCALE: 3/4" wlE mucm DRAIN GRATE NOTE: GENERAL NOTES: CHAT ED r IJ MULCH NOTE: N IT rtE AT III PLAN �G �;� N GN E� Y 2x CIA. OE PILL h �� ITYPTI REF PLANTING ON SLOPE L9 -02 SECTION SCALE: 3/8" - 1' -0" PASTED ABEA xo 9rvsu awl ux T D IF - EASTiRILYNE. —n xREDCDI ui IT l -i i! i iLiiL- i i - " c+. cr I m=I — _ Lu I WI WI "S NOT — -I : AIN H ,N DI w1EED ,1N ITS LESTIIT WI I— TYP. SOD INSTALLATION L9 -02 SECTION SCALE: 1 -1/2" = 1' -0" E LANE 11 P ED I, HAND ACTS HE 1UNAN PI�ENEEFT TI BE ATE PLEDI NO INI INDIA. /, D (Laem /u 'T 1a¢j w epwuc _K III TFNII- 1111I B I FEE as sPEanEOClx (au rvAE11. 1/1 C. ARSE "x�NED � 1/1 P1 „AAA 17, AIL CLEAN. /N NNM�HERE TO IN1 -HIDIET EIH I PNE eeNU (""2EEIE _” CE'1E"4' mo Ilum EA PENTn Imo Sm NEaaEl I, r TOa B (au NOTE A SED HIT I TO .1 ONFIN 1. P LAST NO END IF REPERN AA 1111PASHAN AEFA- Io1, 11i p REED p[euNATEAAS III alwiarlSj� SATE111 IN BE HIND PLI 1111POINNEAL 11 IT II.IPZR`;RmTT %1N II11a IH .,PF IF MULCH SPECIFICATION: 11 1 ITS NE. Faa.6. wKIN NN I+naREO FEET 'FEET I a„ PT 1F EIA FFIFEI 11 TI 11 A 11IN1 11 FREE 11/1 IT ISTOPPET TEEPIDEFY OFF Ill IFFEI o0 suED IF sxGnEN oNCHON FIFTH AIDE. ap THE PRESTON PARTNERSHIP, LLC A MULTI- DISCIPLINART DESIGN FIRM SOUTH TERRACES 115 PERIMETER CENTER PLACE, SUITE 950 AT IANTA, GEORGIA 30346 TELEPHONE: 77C 396 7248 FAX: 770 396 2945 WWW.THEPRESTONPARTNERSHIP.COM IFENTILLANT FLORIDA LICENSE #A R -92455 FLORIDA BUSINESS LICENCE NO.: L,Edscape Arch11ec1ur LC26000312 PRCJ WINTER SPRINGS APARTMENTS 201 MICHAEL BLAKE BLVD WINTER SPRINGS, FL 32708 IRA IBEW PENSION BENI FUND/ WINTER SPRNGS HOLDINGS POLLACK SHORES E PANEmwocE Ew11 NE. SHOE ns PI MA 11112 =,I NWW F C "EDrED T�EI� H FVI C IssuE DATE I ITHISSELL TO urvo1111S) 11FIFF Or. A A /w/2a1s la-nv / SECTION S SCALE: 3/4" = 1'4' AND TAPE I—INK III I 9 6 OFFAIR I O p O s Ew uisf EK rvEB cLl ss TIED (.EDem) MUCH ED IeEern SET 3 w TUBE HE rvmoe, wo wElPumx vOaau q HaLIFEc I = Iu O PILL m w II a ut' _ II I 11 Pwus IIH, rllwrvl all Uaiw ILANHNI IN1111HKEEI IHECreaIE 9 TYP PLANT BED�TREE TRENCH EDGE DETAIL 10 TYPIIIANNUAL FLOWER PLANTING DETAIL 11 TYPICAL DRAIN GRATE STONE INSTALLATION L9 -D2 SECTION SCALE: 1 -1/2' = 1'-0' L9 -02 SECTION SCALE: 3/4" = 1' -0' L9 -D2 SECTION SCALE: 1 1/2" = 1' -0' DATE DNAUrrvNEFFEry 1355302 CHECKED BY 1SP SHEET T1LE SMM PLANTING DETAILS STEEL rvHNNEN L9 -02 NOT NISSUED FOR CONSTRUCTION PenesPUc Im mmmmmmmmmmm ap THE PRESTON PARTNERSHIP, LLC A MULM.ILSCIPIJNARY DESIGN FIRM SOUTH TERRACES 115 PERIMETER CENTER PLACE, SUITE 950 ATLANTA, GEORGIA 30346 TELEPHONE: 710 396 1141 FAN: 77P 396 2945 WWW.I HERRESTONPARTNERSHIP,COM EAUITUL-T �awford ImgaHon Dui, Inc WINTER SPRINGS APARTMENTS 201 MICHAEL BLAKE BLVD. WINTER SPRINGS, FL 3270E 0 ISSUE o4,E Ell 10 -12 -2015 — NNNNEN 1355302 E —N a JAC BUT ET TITLE SHEET NUMBER IR -4 C"I"I T= NOT ISSUED FOR CONSTRUCTION 1 4 � o _ T w ap THE PRESTON PARTNERSHIP, LLC A MULMIBQPUNAIO' DESIGN FIRM SOUTH TERRACES 115 PERIMETER CENTER PLACE, SUITE 950 ATLANTA, GEORGIA 30346 TELEPHONE 770 396 1241 FAN: 110 396 2945 WWW.THEPRESTONPARTNERSHIP.COM (jawFord Im�no� D«1�, I�� PRD,E�T WINTER SPRINGS APARTMENTS 201 MICHAEL BLAKE BLVD. WINTER SPRINGS, FL 3270E D SSE DATE —Ell 1355302 DRAWN e. JAC cHl-E El SHEET T,. SHEET H-ER IR -9 commENTS NOT ISSUED FOR CONSTRUCTION m I m ®, I L ... ' / ,�- ILS' � ❑T ❑T ❑T ®®® ® (2)2' ap pp��jj I1'f Vz "' 1 or THE PRESTON PARTNERSHIP, LLC A MULM.ILSCIPIJNARY DESIGN FIRM SOUTH TERRACES 115 PERIMETER 930 TELEPHONE 770 396 7248 / FAX 770 396 2945 WWW I HERRESIONPARTNERSHIP.COM �.foid / 4 � I I .. 25" ''... / 4' axoieci WINTER SPRINGS' APARTMENTS II II Z•, II 201 MICHAEL BLAKE BLVD. WINTER SPRINGS, FL 3270E we z.• z.. 4•. z .. ® ❑® ® T 0 sloe 2" 4.. p••ll '', ''.. 10 -12 -2015 U.Nll 1355302 E—N er JAC SIT ET TITLE IR 12 SHEET NUMBER 4„ 2., 2.. 2 6— 1 ---- - - - - -- NOT ISSUED FOR CONSTRUCTION [ F O rGI_,I F m FAA t 'g IRRIGATION NOTES: TIE ARE APF IRS CLARITYATHEGAD 11 SHALL ABE AEDELUTEDHIN A MANNERS TIP AVNI BM CINFLIOTS MWIT, EUTIL ITIES HAND IIIN 'IT ELEMENTS EOF ORK FROM THE IL IN' ILL REPRESENTATIVE BEFORE BEING INST AL LED, THE CINTRACT IR SHALL NIT WILLFULLY INSTALL ....... ANY ASPECT TIE IF THE IRRIGATION R SHOWN IN HE PLANS AND 1111IN S, WHEN IT IS Oev OUS IN THE FI D HAT ODSTR CTTINI GR DE mFFERENCES, o ➢]SCREPANCIES EXIST THAT MIGHT NIT FIVE BEEN KNOWN ➢UR]N6 THE ➢ES]GN IF TIE IRRI CATION SYSTEM. IN THE EVENT THAT NOTIFICATION 11 HER ALL CONFLICT IS IT APPROVED BY THE OWNERS REPRESENTATIVE, THE CONTRACTOR WILL ASSUME FULL 2. THE IRRIGATION SYSTEM SHALL BE INSTALLED IN ACCORDANCE WITH THE PLANS, IRRIGATION SYSTEM SPECIFICATIONS AND ALL 'HE IONTAICTOI SHALL COMPLY 3 CONTRACTOR SHALL VE A ILL ALL SITE CONDI T IONS INCLUDING UTILITY LOCATIONS, BEFORE INSTALLATION OF THE IRRIGATION SYSTEM ILL UTILITIES IND 'T"CTU.. MAY NOT RE SHOWN ON TIE PLANS CONT .. To' To V"I" Coo .. NIT' ILL "'I I 'TIO N 'Y' TIN CONITPUCTION WIT H ElIlTING AND NEW PLANTINGS TO AVOID CONFIF T OR INTERFERENCE WITH LOCATION OF PIPING GLEE V INS, RESPONSIBLE FOR COORDINATING INSTALLATION WITH ALL OTHER CONSTRUCTION ON SITE, ESPECIALLY LANDSCAPE INSTALLATION. IRRIGATION SYSTEM SHALL BE RELOCATED AT NO ADDITIONAL COST FOR ANY CONFLICT WITH NBECAPE INSTALLATION OR AN DTHEI SITE CONS/ UCT ON R xIST]NG CONDITIONS. A HIT III N T CONTAINED WITHIN THE SPECIFIC AREAS SHOWN RR GALLED OUT ON THE DRAWINGS WILL NOT BE ACCEPTED. ALL PIPING AND OTHER COMPONENTS ARE TO REMAIN WITHIN THE PROPERTY OF 'HE OWNER 4 WHERE ENISTING OR NEW TREES LIGHT STANDARDS , SIGNS ELECTRONIC CONTROLLERS AND /OR OTHER OB.IEC S ARE AN OBSTRUCTION TO AN IRRIGATION SPRINKLER'S PATTERN. THE COMPONENT AND PIPING SHALL BE RELOCATED AS NECESSARY TO OBTAIN PROPER IBM PRO.. COVERED, WITHOUT BAR ADN, THE OBSTIICTION OWNIGNE "P" B ENT A TIV I I S I A LL DETERMINE WHETHER A N p 0 BE T"CT I'ON OCCURS OR NOT I COMPONENT SPACING RISE MAIIMUM DO NOT EICEED SPACING THOIN OR NOTE I ON T HE PLANS I GREG ME NT SPACING MAY BE IIIUITEI SHOWN IN THE PIT AN, UNLE, I IHOIN OTHERWISE CONTRACTOR SHALL PPOVIIE 100% COVERAGE 6. ALL MATERIALS AND EQUIPMENT SHOWN SHALL BE NEW AND INSTALLED AS DETAILED ON E HE SPLANS. IF N THE DRAWINGS DO NOT TIONS UBHL THOP RECOMMENDED BY THEIR MANUFACTURER. TO BE USED THE INSTALLED SHALL FOLLOW TH IN TALLA IO ME HODS AND INSTRUC BHEOLOCAL ION OF THE IRRIGATION MAINLINE SHALL BE IDENTIFIED IN THE FIELD AND APPROVED BY THE OWNER'S REPRESENTATIVE A ]RRIGATI ON CONTRACTOR SHALL AD UST ALL SPRINKLERS CONTROLLER A ICEE 10 OBTAIN SPECIFI ED PARAMETERS, INCLUDING COVERAGE) OPERATING PRESSURE, FLOW RATES AND OPERATION TIME AS INDICATED IN THE DRAWINGS AND SHALL IN THE IRRIGATION SYSTEM SPECIFICATIONS 'HILL NOT BE USED FOP AT 'DING PURPOSES THE CONT' IITOP WILL BE RESPONSIBLE FBI CONDUCTING A COMES THEME IV E M IT EIIILI ILL B PATENT BOIL CANNOT BE ADEQUATELY RW WITH CLEAN ROCK ANIR IT HER MATERIALS DEBRIS. PULLING PIPE PIPE ESHALL BE RPROHIBITED,MATERIAL IF II. IRRIGATION MAINLINE SHALL HAVE DUCTILE RIRON FITTINGS FOR CHANGE EOFDIRECTION AN DANIEL PVC SERVICE TEES FBI ALL OF VALVE LOCATIONS. INSTALL LEE CO REST PINT F]T TI NGS FOR MAINLIN I'D LET]0N VALVE S THRUST BLOCK ALL AINL NE CHANGE DIRECTION FITTIMGT 12. ALL SOLVENT WELDING SHALL BE PRECEDED BY PRIMING OF THE FITTINGS AND PIPE AS RECOMMENDED BY THE MANUFACTURE, . PROVIDE TIES To ALL V ELVES AS SHOWN PEI DETAIL I 11 . CONTRACTOR TO PLACE TREE BUBBLERS AT OUTER EDGE OF ROOT BALL NOT OUTER EDGE OF PLANTING HOLE ]5. THE TWO -WIRE PATH FOR CONTROLLER SHALL BE PAIGE MAX] 14 -2 COMMUNICATION CABLE 16 ASIA DIRECT BURIAL OR APPROVED EQUAL LAOF T'L " THEEaricanONSMA NLI ME. INSTALL RAINBIRD ED -TURF DECODERS AT ALL VALVE LOCATIONS. GROUND DECODERS PER ]6. ALL CONNECTIONS FROM THE 2 -WIRE PATH TI THE DECIDERS GROUND RIDS. GROUND PLATES AND CONTROLLER SHALL BE WITH 3M 11 RE GRp_C HIT DRC-Y CONNECTORS WHERE ADDITIONAL WIRE IS REQUIRED FROM THE DECIDER TO THE CONTROL VALVE SOLENOID, THE WIRE SHALL BE DIRECT BURIAL ED IF I' HOIATE ALL VALVES WITH A MINIMUM OFFSET OF 3-0 FROM BACK OF CURB OR EDGE OF PAVEMENT 11 ILL VILVEI ISOLENOID SITE IlOLITION AID RELIEF AND FLUSH), SURGE PROTECTORS AND FILTERS SHALL BE LOCATED 1ITHIN THE ILL IRRIGATION LINES IN.. CAP .. NT SHALL BE IN STILLID WITHIN SIH 11 PVI ILIIVAS IS NOTED IPIIIAIION IOMMINIIATION CABIL E 'HILL HAVE IT I OWN SEPARATE SLEEVE UNLE AS NOTED OTHERWISE 21. IRRIGATON CONTRALTO BE SHALL HAVE ALL ZONE FLOWS LEARNED BY THE CONTROLLER AND HAVE CONTROLLER CAPABLE OF OPERATING SYSTEM AUTOMATIC SHUT DOWN OF 'HE E EVENT FLOW 11 ll:,I�IT:ONN M�ITEPIL LINES TO BE BUTTED IT A DEPTH 0 11' UNLESS N 0 LED 0 THE p AIIE ,I INLINES 10 BE BURIED AT A DEPTH OF 20' HNITESS NOTED OTHERWISE 11 ILL COMPONENTS INSTILLED BY THE `ADDITION 'ONTP"To' IH ILL BE Lo"T ED 4�N-TBFEIL T�l-,BUILjTGGGlIWINGl THE ElAIT LOCATION AND DEPTH BELOW FINISH "ED, OF ALL COMPONENTS SHALL RE NOT I D ON IH I D N 21 IPIIIITION CONTRACTOR S H ILL SCU" 'NY IN I AT L N .. S"pY PERMITS FBI TH I WORK PETER To COMMENCEMENT OF HIS ORE AR TOOK A ON SITE Cop] El OF THE PERMIT I SHALL BE TENT TO THE LAND IT A I E IUPEMVIGOTP WORK IN THE RIGHT OF WAY SHALL CONFORM TO THE STANDARDS AND SPECIE 2 OTHER C MANNER AS TO ALLOW FOR A SPEEDY AND ORDERLY FLOW OF VEHICULAR BE AND COMPLETION OF ALL WORK ON THE SITE 27. INSTALL NIBCI ISOLATION VALVE BEFORE ALL GROUPS OF REMOTE CONTROL VALVES PER DETAIL. 2e. MAINLINE AND LATERALS SHOWN FOR CLARITY PURPOSES. ALL IRRIGATION LINES TO BE WITHIN RIGHT OF WAY AND IN LANDSCAPE ED EA ap THE PRESTON PARTNERSHIP, LLC A MULM.ILSCIPUNAM DESIGN FIRM SOUTH TERRACES 115 PERIMETER CENTER PLACE, SUITE 950 ATLANTA, GEORGIA 30346 TELEPHONE: 710 396 1248 EAN: ILO 396 2945 WWW.I HEPRESIONPARTNERSHIP.COM UlTNABT C- ..F.,J Img-,i ­ D. -Ign, Inc. ij r �T:l WINTER SPRINGS APARTMENTS 201 MICHAEL BLAKE BLVD. WINTER SPRINGS, FL 3270E OUR DOTE 10 -12 -2015 Loa HNNRER 1355302 o—N BY JAC EHEEKEO N SHEET TITLE IR -14 SHEET NUMBER mrmwwcccuc cPVIEiv D XITI vlPry y src om m,co_r_ .c.c n_c ry x c. GROUND PLATE DETAIL E G V, 555 mace POP -UP SPRAI HELD INSTALLED AT FINISH GRI.DE ZONE LITERAL LINE F IITERFLT SxWT MO FLExIaLE Pvc SPRAY HEAD AND ROTOR R. 'R KHTARTEM, a ­MI IlL ELL TIE. IT TEE III IM U-111 D q EEL HHFT ELL ELL THRUST BLOCK RE NFORCEMENT DETAILS - ELECTRIC SOLENOID VALVE WITH MANUAL GATE VALVE WATERING SCHEDULE N11 I III IINIAII FINE III PIElIP PILL 1111 MINUTES 1111 1INITE1 �F 50 MIT DIU UM 15 IM I NMS, H:�,l �af➢,diI�SU�PI�ab,f�iG - � ulTl- iil_ul_I I_i O// TIE MINN. 2 rIIH III V�jli �lul lulil ��j o� IO�ii I LL TRENCHING DETAIL ap THE PRESTON PARTNERSHIP, LLC A MULTI-DI I DESIGN FIRM SOUTH TERRACES 115 PERIMETER CENTER PLACE, SUITE 950 ATLANTA, GEORGIA 30346 TELEPHONE: 770 396 7248 FAN: ILO 396 2945 WWW.I HERRESTONPARTNERSHIP,COM Cj 4­8 ImIpeo„ D —ig-,1— 1F WINTER SPRINGS APARTMENTS 201 MICHAEL BLAKE BLVD. WINTER SPRINGS, FL 3270E D ss I., 10-12-2015 TEE °" H 1355302 JAC EHEll ET TITLE 'IT IR -15 :HLLT NoNaLa CE"'I T: NOT ISSUED FOR CONSTRUCTION AESTHETIC REVIEW FOR WINTER SPRINGS APARTMENTS 201 MICHAEL BLAKE BLVD. WINTER SPRINGS, FLORIDA I Iu•llilL David Yung 2015.09.04 ' 12:38:04- 04'00' INDEX: 01 COVER SHEET 02 SITE PLAN 03 CIVIL SITE PLAN 04 COLOR RENDERING 1 05 COLOR RENDERING 2 06 BUILDING TYPE A FLOOR PLAN 07 BUILDING TYPE AELEVATION 08 BUILDING TYPE AELEVATION 09 BUILDING TYPE B FLOOR PLAN 10 BUILDING TYPE B ELEVATION 11 BUILDING TYPE B ELEVATION 12 BUILDING TYPE B1 FLOOR PLAN 13 BUILDING TYPE B1 ELEVATION 14 BUILDING TYPE B1 ELEVATION 15 BUILDING TYPE C FLOOR PLAN 16 BUILDING TYPE C ELEVATION 17 BUILDING TYPE C ELEVATION 18 BUILDING TYPE Cl FLOOR PLAN 19 BUILDING TYPE Cl ELEVATION 20 BUILDING TYPE Cl ELEVATION 21 BUILDING TYPE C2 FLOOR PLAN 22 BUILDING TYPE C2 ELEVATION 23 BUILDING TYPE C2 ELEVATION 24 COLOR SELECTIONS 25 POOL COURTYARD PLAN 26 FIREPLACE ELEVATION 27 GARDEN WALL AND GATE 28 SIGNAGE PENSION BENEFIT FUND/ WINTER SPRINGS APARTMENTS WINN INTERSPRING5HOLDING5,INC. iii' WINTER SPRINGS, FL 1 ■■POLLACK SHORES THE PRESTON ""` SHORES PARTNERSHIP LLC Aesthetic Review Submittal 9 4 2015 Page 1 d CS I II I 7 DT' R' 11A h Z; TREE SWALLOW ROAD C � W it • �Ir1 i� _ Ire ■ jai J' .,i J J J WIL signed by PENSION BENEFIT FUND/ WINTER SPRINGS APARTMENTS WINN INTERSPRING5HOLDING5,INC. SITE PLAN SCALE V =100 0" �ii� WINTER SPRINGS, FL 1 ■■POLLACK SHORES THE PRESTON ""` SHORES PARTNERSHIP LLC Aesthetic Review Suhmittal 9 4 2015 P PROJECT LOCATION IN CS I II I 7 DT' R' 11A h Z; TREE SWALLOW ROAD C � W it • �Ir1 i� _ Ire ■ jai J' .,i J J J WIL signed by PENSION BENEFIT FUND/ WINTER SPRINGS APARTMENTS WINN INTERSPRING5HOLDING5,INC. SITE PLAN SCALE V =100 0" �ii� WINTER SPRINGS, FL 1 ■■POLLACK SHORES THE PRESTON ""` SHORES PARTNERSHIP LLC Aesthetic Review Suhmittal 9 4 2015 P 1 Sig °ed by ®o T NT Al Oi \\ /v SITE INFORMATION: TOT4L 4RE4'. 12A, AC PRIVATE LOTS: LOT3 LOTS 2.9540 LOT 252AC LOT 3: ,.934C 0 4 TOTAL 7.40 AC \ PUBLIC R� aA, \ '. o • E BL TREE - ALLOIPERIMETER RD'. 3.16 4C ®g TOTAL: 5.034C a . aeo soo \ FUTURE DEVELOPMENT AREAS: \ ° LOT 4: 1.6040 \ LOT fi: 08540 TREE SWALLOW ROAD \ - zouwc. To- CENTER (rs. URBAN CENTER) SETBACKS'. FRONT MINIMUM: 0 FT FRONT MIMI'.. EFT 3 FT Y " i SIDE MINIMUM: DFT SIDE n44xIMuM'. 24 FT @@ • LOT 1 O °'• T BUILDING HEIGHT TRIES MINIMUM, 5 STORIES AIAS °U UNITMIx.. 1- BED UNITS'. 152 o b - 2. BED UNITS: ,09 v I 3 -BED UNITS: 19 TOTAL: 279 -••• LOT 2 UNIT COUNTS, EACH BLDG'. o III � LOT � � � � BLDG 100 e4 ' d 8 Ba BLDG 299 20 w eLDCa99,6n9s99 a9 Y BLDG' 730 34 i� m BLDG 110 27 DLDG 1000 36 ¢ PARKING' T 2 ED) L _ - _ G SUBE'.CE PARKING (5NR-E 131 N \ SURFACE PARKING PAR4LLELI'. 51 SURFACE PARKING I90 DEG: 186 \ TTAL I GAEISURACI: O 462 PARKING RATIO. LOT LOT 4 Iw„ 462SPACES 1279 UNITS 1.66 HANDICAP PARKING REQUIRED ffffllll���� / /l/ 0.y ROV (401 - 600). 9 o� PROVIDED: 10 S.R.434 - - - -- - INN ERSPRING5HPENSION BENEFIT FUND WINTER SPRINGS APARTMENTS OLDING5,INC. CIVIL SITE PLAN WIN TERSPRINss!–IOLDINss, iii' WINTER SPRINGS, FL 9) 1 ■■POLLACK SHORES THE PRESTON ""` SHORES PARTNERSHIP LLC Aesthetic Review Submittal 9 4 2015 Page 3 Pension Benefit Fund WINTER SPRINGS APARTMENTS Winter Springs Holdings,lnc. COLOR RENDERING 1 Wintinn 100" WINTER SPRINGS, FL ■■ ■POLLACK SHORES THE PRESTON "T "" ` " °`° PARTNERSHIP, LLC Aesthetic Review Submittal 9 4 2015 Page 4 R... ... #1 10 -19 -2016 Pension Benefit Fund / WINTER SPRINGS APARTMENTS Winter Springs Ho I dings, Inc. COLOR RENDERING 2 1V WINTER SPRINGS, FL 1 ■■POLLACK SHORES THE PRESTON ""` SHORES PARTNERSHIP? LLC Aesthetic Review Submittal 9 4 2015 Page 5 R... ... #1 10 -19 -2016 PRE NNED GEIENIIx0U5 DOM BRONZE MR( BRONZE CE1ENx11(MIS BBRM BRONZE MUMMUwODPNG tW=KG W.INNW PALING MW?LWINDOW BWENBOAM WNtt WINDOW �ARAPET 41' PA TRUSS BEARING 37 -4718' -4718' LEVEL 03 23'33M' LEVEL02 Y 12' -7718' - LEVELC1 1 BUILDING A FRONT ELEVATION SCALE 1111 =1' -0" WX R)m DM BROW cEmEamIIS OW BN01@ 4UNNUM RAWG MKA WINDOW x4EEEM ROM NNYL WINDOW TRUSS BEARING 37A h8' LEVEL 03 23'3 3M' LEVEL 02 17 -7710' LEVEL 01 I$ MEAXNNED MMUNUMenm TRUSS W%N113 32LL7100833' LEVEE 23' -3 3M' 12'- 78 L7a' LEVE U1 � E Winter Pension Benefit Fund Inc. WINTER SPRINGS APARTMENTS IBEW Pension Ben f it F . BUILDING TYPE A ELEVATIONS SCALE 1" = 16' 0" WINTER SPRINGS, FL 9) 1■■POLLACK SHORES THE PRESTON ""` `STATE ` OVI PARTNERSHIP LLC Aesthetic Review Submittal 9 4 2015 Pag, R... ... #1 10 -19 -2016 '► ��'��~ ■�'l����I�� AMEN mil .1 "111 ■ -j�. ■.�I 0 won III �■o 1� Ion 1 BUILDING A FRONT ELEVATION SCALE 1111 =1' -0" WX R)m DM BROW cEmEamIIS OW BN01@ 4UNNUM RAWG MKA WINDOW x4EEEM ROM NNYL WINDOW TRUSS BEARING 37A h8' LEVEL 03 23'3 3M' LEVEL 02 17 -7710' LEVEL 01 I$ MEAXNNED MMUNUMenm TRUSS W%N113 32LL7100833' LEVEE 23' -3 3M' 12'- 78 L7a' LEVE U1 � E Winter Pension Benefit Fund Inc. WINTER SPRINGS APARTMENTS IBEW Pension Ben f it F . BUILDING TYPE A ELEVATIONS SCALE 1" = 16' 0" WINTER SPRINGS, FL 9) 1■■POLLACK SHORES THE PRESTON ""` `STATE ` OVI PARTNERSHIP LLC Aesthetic Review Submittal 9 4 2015 Pag, R... ... #1 10 -19 -2016 �T.O. PARAPET 41'4 70 � T��R.U.SS BEARING 374 TV — LEVEL03 3k• — califf"MUS CEENNNOnS PAPN BRWRE PRERHUREU OAIN BRUME LARK BRONZE NHEN BOAMO LAP SUING NNn WNOOW PL3MNUM OOPNG WNn MDUW ALUMNLN.IRAILNG TRUSS BEARING 32'-4 71r _ LEVEL 03 23' -3 LEVEL02 710' LEVEL01 I I �I'Y� ■ ■II III lid II = =�1 _ ■���111. ��■ ■111 'illlllllllllllll,liil�'ii �ii�Ii MU0.9IONZE PREFINISIEO DAM BRONZE CENEYWOUS ONG(CNONIE VINAWDOW IEWNUMCOPNO VINI&WINDOW BATIENBOM WNn WNOOW LEVEL 02 12' -7" LEVEL 01 7� OR(BRONZE WNn WNOoW TRUSS BEARING 3T-47M' Y LEVEL 03 23'� 314• LYN it -77ffi• 0 LEVEL 01 3 BUILDING A BACK ELEVATION SCALE 1116' =1'-0' LEVEL o-1 Winter Pension Benefit Fund Inc. WINTER SPRINGS APARTMENTS IBEW Pension Ben f it F . BUILDING TYPE A ELEVATIONS SCALE 1" = 160" 111117 WINTER SPRINGS, FL 9) 1■■POLLACK SHORES THE PRESTON "A` `'T"" ` OVI PARTNERSHIP LLC Aesthetic Review Submittal 9 4 2015 Page R... ... #1 10 -19 -2016 signed by BACK OF BUILDING 3 123' -2 1/2" 34' -10" 1" 114" 29'-111/2' 9'0" 31'4" DWELLING UNIT DWELLING UNIT BREEZEWAY DWELLING UNIT sPRINNLER RISER ROOM Iu=_21 O DN LEO g _ B1 A3 DN ? u [ILE] _ In J� z s O c�c s STORAGE Al 0 r w �IrvTrrTrrrn OPEN BREEZEWAY m P uiiiiiiilil m Iu iu iu ii m r� EM z O z _ z LEO B1 B1 Ai 33 M DN c" ON ON DN 34' -10" 1" 34' -10" 1" 23'-111/2' 1" 3841 wr DWELLING UNIT DWELLING UNIT 131' - 101/2• DWELLING UNIT DWELLING UNIT O d FRONT OFBUILDING -, a n 7�-t I SEW PENSION BENEFIT FUND/ WINTER SPRINGS APARTMENTS BUILDING TYPE B FLOOR PLAN WINTERS PRINGSHOLDINGS, INC. SCALE 1" = 16'0" �ii� WINTER SPRINGS, FL 9) 1 ■■POLLACK SHORES THE PRESTON ""` SHORES PARTNERSHIP LLC Aesthetic Review Submitta19 4 2015 Pe i► T.O. PARAPET 41' -47re• TRUSS BNG I EARI 23'3314' 1ra7re• 7-ll' SIDEWALKGRADE / 2 BUILDING B SIDE ELEVATION SCALE 1118• =1' -0• WAK BRONZE NNYLWBDOW D" BRONZE WW BRONZE DOM BRONZE PREANSED CENENTITIOOS CENENENIOOS VINYL WBIDOW ALUMNUS RAENG HNn WNDDW aUNINUNOOPNG MTiEN BUM1RD WSIDNG ..��� =�IiI I�� 41'4718' _ TRUSS BEARING '-47 :a IT LEVEL L9 23'3, LEVEL h 1r -77 1 ' � 1 El MEN ■ m �■ Wo � IIII ICI IIIIIIIlI ■ 1�� ■ ■ "� Iff I � 1� ■ IM711 �III Ii Fill NU ! III�■I I oom1h�! _ R -ill � 10 � IfrIN� I II R N ]y�..y�NI�I� ! \I/- iSi", = .0 ►!�' � � \IIII ■ I � � LENENRIIWB LAP SUNG DN■BRONZE WE NNSHED VNN LVNDOW ALLNNUNOUPNG I CEEEWTO15 OAK BRONZE WAN BRONZE BATTEN BOARD NNYL MDOW ALUMINUM RAENG TRUSS BEARING 32471F - LEVEL 03 23'3 3f4' LEVEL 02 1r -7716' LEVEL 01 - -- - -_T BUILDING B FRONT ELEVATION I SCALE' Winter Pension Benefit Fund Inc. WINTER SPRINGS APARTMENTS IBEW Pension Ben f it F . BUILDING TYPE B ELEVATIONS SCALE 1" = 160" �ii� WINTER SPRINGS, FL 9) IIEPOLLACK SHORES THE PRESTON ""` `STATE ` OVI PARTNERSHIP LLC Aesthetic Review Submittal 9 4 2015 Page _ R... ... #1 10 -19 -2016 T.O. PARAPET OL 41'4718' _ TRUSS BEARING '-47 32 LEVEL L9 23'3, LEVEL h 1r -77 1 ' � F; LEVEL o1 BUILDING B FRONT ELEVATION I SCALE' Winter Pension Benefit Fund Inc. WINTER SPRINGS APARTMENTS IBEW Pension Ben f it F . BUILDING TYPE B ELEVATIONS SCALE 1" = 160" �ii� WINTER SPRINGS, FL 9) IIEPOLLACK SHORES THE PRESTON ""` `STATE ` OVI PARTNERSHIP LLC Aesthetic Review Submittal 9 4 2015 Page _ R... ... #1 10 -19 -2016 DARK BRONZE VINYL WINDOW TRUSS BEARING 32'-0 718" LEVEL 03 23' - 1� 12' -7 718" 2_ 20 DARK BRONZE CEMENTITIOUS DARK BRONZE ME FINISHED CEMENTITIOUS VINYL WINDDW BATTEN BOARD ALUMINUM RAILING ALUMINUM COPING TAP SIDING BUILDING B SIDE ELEVATION �� SCALE: 1116 " =1' -0" DARK BRONZE CEMENT U MS DARK BRONZE VINYL WINDOW BATTEN BOARD ALUMINUM RAILING TRS B EARING V 32' -4 US718" LEVEL 03 T 23' -3 314" LEVEL 02 V 12' -7 718" a LEVEL 01 2' -0" — BUILDING B BACK ELEVATION SCALE: 1116" = 1' -0" GEMENTITIWS DARK BRONZE DARK BRONZE PRE- FINISHED DARK BRONZE UP SIDING VINYL WINDOW VINYL WINDOW ALUMINUM COPING VINYL WINDOW 41' -4 718" TRUSS BEARIN 718 32' -4 718" _LEVEL 0 23' -3 3!4" LEVEL 8 12' -7 718" LEVEL 0 2' -0" TRUSS BEARING h 32' -4 718" Y LEVEL03 h 23' -3 314' T LEVEL02 h 12' -7 718" Y LEVEL01 �., 2' 0" I SEW PENSION BENEFIT FUND/ WINTER SPRINGS APARTMENTS BUILDING TYPE B ELEVATIONS WINTERS PRINGSHOLDINGS, INC. SCALE 1" = 16'0" �ii� WINTER SPRINGS, FL 9) 1 ■■POLLACK SHORES THE PRESTON REA` SHORES OVI PARTNERSHIP LLC Aesthetic Review Submittal 9 4 2015 Page signed by 3 BACK OF BUILDING 147' -3" 31'-4" 94" 25' -5 VT 80'-111/2" NsEN�oM 64" �o I _y 61N FE MEN _y ip OPEN BREEZ SkREEF ry0 ON CLO 4 _ N i m e 0 0 0 0 fi�fi� OPEN �P E�ArE ° - - -- m Iuluyu�l CO sesr tiI ¢ mas r N P imsr g '"s' ecc LEENNE OFFICE GOLF CART G- I 11C SF = DN DN fl E � fSTORFFE zasr "s DN lilt c DN 6 15' -41/2" 14' -11" 23' -71/2" 11' -51/2" 14' -91/2" 21' -112" 13' -312" 9' -4" 23'4"x'.. 131' - 101/2" FRGNT OF BUILDING s � I SEW PENSION BENEFIT FUND/ WINTER SPRINGS APARTMENTS BUILDING TYPE BI FLOOR PLAN WINTERS PRINGSHOLDINGS, INC. SCALE 1" = 16'0" �ii� WINTER SPRINGS, FL 9) 1 ■■POLLACK SHORES THE PRESTON ""` SHORES PARTNERSHIP LLC Aesthetic Review Submittal 9 4 2015 Page 12 v-BEME 0EER"IUVS ARR PRDRQE Ri6Hw{gHED CEI[ -OW N LMDU'w BI UARD iLLNNW RRNG MUNNUN COPING IWSw1NG T.O. PARAPET 4P3' - TRUSS BEARING 3S3' LEVEL 03 W -77V – LEVEL 02 AM BRML NNYL 9MIDDW TRUSS BEAN i 353' LEVEL 03 26' -7 716' LEVELOx I$ 16160 �LEYEL 01 Y 4 SIDEWALK GRADE 0' BUILDING 131 FRONT ELEVATION 1 SCALE: 1118• -1• -0• III LEVEL Di ILI(G s P Winter Pension Benefit Fund Inc. WINTER SPRINGS APARTMENTS IBEW Pension Ben fit IFL . BUILDING TYPE B1 ELEVATIONS SCALE 1" — 16' 0" iiii WINTER SPRINGS, FL 9) 1 ■■POLLACK SHORES THE PRESTON REAL `°°V` PARTNERSHIP I Aesthetic Review Submittal 9 4 2015 Page R... ... #1'. 10 -19 -2016 r BUILDING B1 SIDE ELEVATION SCALE, 1116'=1W A PET -ELr d ice_ �I ■_ ��!1 �_ �I� +:1 ��_ ���� ■ �_��� III N-T ■■N �'11111 NOW ■■ ■ ll � l■■ ��■■�■�� ■iss ■■■■I II wu -1 illll �i�i II ���������� 1 ■Y■�m III ■Y ■_ �� ■11 III 111111 III Yldllp I.. u� IY�i :III I III �� ICI,, ■■�� MEN— TEE 111 z0ft II RE ■ ��_� �� -- �I ■� �� ' I ���� I J f '� � I No 0 11 9 HIM EL OL ■ ■ —VI IU91 Ip �, I iii ■,I��i III ��� u�� I I�IIIIII III IIII ! III VIII I ���� ���I���� iil:.���t !i110 lql III '... ■ ■�� ME �LEYEL 01 Y 4 SIDEWALK GRADE 0' BUILDING 131 FRONT ELEVATION 1 SCALE: 1118• -1• -0• III LEVEL Di ILI(G s P Winter Pension Benefit Fund Inc. WINTER SPRINGS APARTMENTS IBEW Pension Ben fit IFL . BUILDING TYPE B1 ELEVATIONS SCALE 1" — 16' 0" iiii WINTER SPRINGS, FL 9) 1 ■■POLLACK SHORES THE PRESTON REAL `°°V` PARTNERSHIP I Aesthetic Review Submittal 9 4 2015 Page R... ... #1'. 10 -19 -2016 OEM BRONZE WM BRONZE PRE- UNISPED CENENIIBOUS CEEENRBOUS BAM BRONZE DAM BROZE Wm WRUOW Wm WWUOW AIWNNUN UOPNG BITTEN BCWRO UPsUUG Nm WIDOW 4UNIN. RAILING TRUSS BEARING 35A' LEVEL 03 _ V Z6' -7 7R' LEVEL 02 LEVEL 01 1f 2'E 110EWALK GRADE P A BUILDING 61 SIDE ELEVATION LO_ PAR= h 44' -9' V TRUSS BEARING h 35-9' LEVEL 0L LEVEL 1G -0' LEVEL 0011 r-0' Y Y SCALE: 111E =,'-0' UiPA BROKI CEIENITBOUS UUBl BRONZE FRE -FNW U DM BRONZE DWBROIZE CEIENIIIIBIS DNB(BRONZE %IMI ron RAP BUNG VINYL WINDOW AEUIIRUN COPBU NNYLNNUWY AUM"Raw EATIEN HOAAII NNW WINDOW TRUSS BEARING LE1''LO3_ _ 26' 78' LEVEL 02 rE SIDEWALK GRADE E BUILDING 131 BACK ELEVATION SCALE: 111E =1' -0' TRUSS BEA "IN �� IIII IIII II I YEL -I IIII I �� ■•��_� 26 7 7M LEE N LEVEL 01 -F _ z-o• SIDEWALKGRADE f. Winter Pension Benefit Fund Inc. WINTER SPRINGS APARTMENTS IBEW Pension Ben fit FL . BUILDING TYPE BI ELEVATIONS SCALE 1" = 16' 0" 1ii7 WINTER SPRINGS, FL 9) ■■POLLACK SHORES THE PRESTON REAL SHORES PARTNERSHIP LLC Aesthetic Review Submittal 9 4 2015 Page R... ... #1 10 -19 -2016 z 0 0 SPR NKIER R SER ROOM 3 BACK OF BUILDING 170'- 1012" U-10" 1" 23' -11 1/2" 1" 24'-0" 1" 244" 1" 23' -11 1/2" 1" 39'-81/2" DWELLING UNIT I DWELLING UNIT DWELLING UNIT f DWELLING UNIT f DWELLING UNIT f DWELLING UNIT B1 `moo �0Q �I Bi L A2 LH D, O OPEN BREEZEWAY � � r Al A2 A2 z z ®, 00 O O w _ O � O 8 z Al 0 � B2 m o U-10" 1" 23' -11 1/2" 1" 24'-0" 1" 244" 1" 23' -11 1/2" wr DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT 170'- 1012" 1 FRONT OF BUILDING Al 39'-81/2" DWELLING UNIT i k! r ±91k u ullll *521 - I SEW PENSION BENEFIT FUND/ WINTER SPRINGS APARTMENTS BUILDING TYPE C FLOOR PLAN WINTERS PRINGSHOLDINGS, INC. SCALE 1" = 16'0" �ii� WINTER SPRINGS, FL 9) 1 ■■POLLACK SHORES THE PRESTON ""` SHORES PARTNERSHIP LLC Aesthetic Review Submittal 9 4 2015 Pa Winter Pension Benefit Fund Inc. WINTER SPRINGS APARTMENTS IBEW Pension Ben f it F nd BUILDING TYPE C ELEVATIONS SCALE 1" = 16'0" 1ii7 WINTER SPRINGS, FL 9) ■■POLLACK SHORES THE PRESTON ""` SHORES PARTNERSHIP LLC Aesthetic Review Submittal 9 4 2015 Page if R... ... #1 10 -19 -2016 LAP SII ALUNONUM COPING VINYL UNI ALLPI RAIL14G RATNEN BOARD VI NYL MINI PARAPET RING R- II ■�I.I_I_I_I_I��I_I_I�_I_101 i� ■I ■I ■■IG•I� -- ■le= ■ISM ■I.: �.. �i' � � ■ICI ■I ■I ■�I■' == �i ■�I■i■I�I■' ,. 32A MY . 1 ■I ■I ■I ■I ■ . ■Li_i_i_I. ■I■ �, II ■ Illlllll� I�11_i_i_i.i_I ■I ■I ■I ■I ■I II I •_ Z3 WX 1 ■I ■1_1_1_1■ 1�1�1 ■I ■I ■I�I� 11_1_1_11_ IIII II ■�I ■I ■II ■I■ _ °• 2 AM L11EL �?. I LLB ■� ■L ■�I.i_i_I_I■ ■I. ��..� 11__I�I ■�_�:�: � ■i_ -hI I� 0 7 1V 7 LgEEL 01 : � LEI Ill �. •D BUILDING 1 GARKBRONZE GENE TIOUS DARI PARK BRONZE CEIIIIII DARK BRONZE DARK BRONZE PRE-nmI VINI LAPSIDING VINYL AIRDOW VINYL VANDOW BATREN BOW ALUMINUM RAILING VINYLVMDOW ALLNINI 12 ._�ii���I i1ii��l_; -i�i_� �- -niigi,- � ■;i_ i. j � TRUSS BEART I�I IiDII ��■l��� � � ��� IIII � I �I!'1�,■ ■I�! I,`i, III ;. ■I_I �� � ■I_IL nuui ■dlllllllllllllllllllll IIII ■ ■■ ■ 11� ■ ■ IIII NI � °' I�Ih� � IIIII�Ii IL�IIII� ■■ ■ �. ■ _ ■ ■ ■ ■� Il�ulllluu III '■ IIIIIIIIIIIIIII6 iili�l� � ■I ■I ■I■ _�' ■ _ .■I���� gill II �,�II IIII I����. ! �� ��' �� ■� �III� . I ■ ■■ ■� -� III �lil ■ ■ ■ ■ ■� �� ■ ■I I LEVEL �2 Iii_ ■ � I �,II IIII , 111_1 ■■ 1111111 � ■l 1111111 llll IIII- 111 .... �� I ,III III Ih „� 1��� IIII ��I. ... l�ff�l 1111111 �������� I����� l - .i�l�.ii! .I I.SII IIII II, II I. i�� ,��� uL iii ���� i ���•II�II■ I �— �I��i�l lilu�l�•■��� _ � li�l�■ I �� • i I� I� III J� II��R���111111111 _ �LI�i �� _•1'��rl�.— :_1�— I�� Ii IIII�I !i.1l��r�l1�� _- _ � Il.�llli �IIIIII i� �i111 I I i,1 Il�il �i '..., IIII I 9III � �� �l�l 111 �F.— ,��� —I_ ,R►iN��i , SIDEWALKGRADE i BUILDING RO Winter Pension Benefit Fund Inc. WINTER SPRINGS APARTMENTS IBEW Pension Ben f it F nd BUILDING TYPE C ELEVATIONS SCALE 1" = 16'0" 1ii7 WINTER SPRINGS, FL 9) ■■POLLACK SHORES THE PRESTON ""` SHORES PARTNERSHIP LLC Aesthetic Review Submittal 9 4 2015 Page if R... ... #1 10 -19 -2016 ! Winter Pension Benefit Fund Inc. WINTER SPRINGS APARTMENTS IBEW Pension Ben f it F nd BUILDING TYPE C ELEVATIONS SCALE 1" = 16'0" 117 WINTER SPRINGS, FL 9) 1 ■■POLLACK SHORES THE PRESTON ""` SHORES PARTNERSHIP LLC Aesthetic Review Submittal 9 4 2015 Page 1 R... ... #1 10 -19 -2016 TRUSS BEARING Z-4 1V �iiI�J_IC 11�■JL■J ■I_I_ ��71_IC�I ��� 11--11 -- . ■I_I_f ■■��II� ■ � 11.�1�1._ ■I_I_I_ I ■I_I_�,�II I III III I■.IUU�11._.I_I� LE EL 03 s �I_I_I_ I ■I_I_�L�II �■� ■IL■J ■I °�'i� � = ���. innl�ail��■I�■J ■I � ICII I I - _ - 9r■ ► � •• , , , , . BUILDING ELEVATION TI? PA PET PRE F1 WILD DARK BRUCE ARK BR NEE ALUNINUMCOPING VINYL WINDOW At UMIN UM MUNG CEMENIFOUBE UATIENBOAR DARK aRONVE DAM BRONZE VINYL WINDOW VNYL 10NDOW CEML Rous DARK LIME LAIRSUIN13 ONAWINDOW US �EARING IT2 -I •� �,�1��11 =11I I���% ������������������� ��■ I � ■I� 1 �� ■I�I■J �I�L.,7�� ■■ ■ ■ ■I '11111 ■ � � ■Y � ,III' TRUSS BEAFl 74 718 III������ i, ���I ■III■ ■�� '-- iiiilllllllllllIlllll llilllu ■I_I_ _I_I_ulliilllluulummo luiall_ ��_�__� ■I ■I■ ■I�I■�i������1� �'�'�d ■I ■I ■_ ■II ■I ■I� II ■■ II� I�Ilill■�II. I�I � L■JL■J■ ■ r __ n III ■_ ■. ��: � � ■ ■I1I ■ ■ ■�I— ����:.���� IIII,IIII �i II!I,I Ilp �__ II_Ilullllllpull I I ■�■ III L■JI■ ■ ■I■ ■��I ■ ■II n� ,� ] !I III �_� �I� �:-■�m ■�■ ■IfIf ■■ �. � "" �IIIIIIIIppIIIII!!liil "' ■ ■■ ■ ■ ■� �� - IIIIIIIII N „fill �I_ I_,_ I_ I_ lllllllllllllufllllllllllllllli �an�■ d ��� u�l+► ��I �lily ■ ■�'■ _I_ �� ! =E � ' ■■■1• U nn� I II �I 1/I' ■ ■'I ■ ■ ■�Illllii1111 IIIIIIII i III,I II � �� II�gIIIIIIVBIIII ■� °■ !I�i� J �I ■k !� , I 1 ■ ■1 II II,I 19 l ■_ dllll ■_■ �: ;�,. ■gin■ � �EL 01 _ ,��� ��E ���j I���Illlllllllllpl !I,! 1 ��1� IIIII�i m�I���Nl�ll �� ! ■ ■�` ICI ■ i III l I,IIII�" I �_ .I �. 1. -D BUILDING BACK ELEVATION ! Winter Pension Benefit Fund Inc. WINTER SPRINGS APARTMENTS IBEW Pension Ben f it F nd BUILDING TYPE C ELEVATIONS SCALE 1" = 16'0" 117 WINTER SPRINGS, FL 9) 1 ■■POLLACK SHORES THE PRESTON ""` SHORES PARTNERSHIP LLC Aesthetic Review Submittal 9 4 2015 Page 1 R... ... #1 10 -19 -2016 Signed by 3 BACK OF BUILDING 170' - 101/2" o c c = z I ON 4 P D 2 oc z z 'PR NI ER C W It ROOM O y " d FRONT OF BUILDING 39' -81/2" 1" 23'- 111/2" 1" 24' 0" 1" 24' 0" 1" 23' -11 1/2" 1" 3N- 10" DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT ACCESSIBLE GARAGE GARAGE (3) A2 ADA ARAG 11' 6" ARAG ARAG ARAG A2 B2 Al O [b O a O DN ON DN Frr¶anrnr 6�d ui� ail u nrnrnrn i y OPEN BREEZEWAY B2 Ai A2 A2 1" 24' 0" 1" Al 23' -11 1/2" 1" B1 3N- 10" 39' -81/2" 1" 23'- 111/2" 1" 24' 0" DWELLING UNIT DWELLING UNIT DWELLING UNIT 170' - 101/2" DWELLING UNIT DWELLING UNIT DWELLING UNIT I SEW PENSION BENEFIT FUND/ WINTER SPRINGS APARTMENTS BUILDING TYPE Cl FLOOR PLAN WINTERS PRINGSHOLDINGS, INC. SCALE 1" = 16'0" �ii� WINTER SPRINGS, FL 9) 1 ■■POLLACK SHORES THE PRESTON REAL `°°V` PARTNERSHIP LLC Aesthetic Review Submitta1942015 Page PRERMSHEO EENLNIJIM UAW BRONZE CEMENTMOVS DARK BRONZE ALUMINUM CORNG LAMING ALUMINUM RAILING BATTENBOARO VIN IL WINDOW TR -4V1 RING TRUS f8' — LEVEL 63 1' 23' -3 3W' LEVEL 02 Y 12'-778• LEVEL 01— T.O. PARAPET 41'-0 716• TRUSS BEARING 3rAW LEVEL 23' -33 14M • — LEVEL 1ra7�e• _ LEVEL 011 n BUILDING C1 SIDE ELEVATION L SCALE: 1116 " = VA" PRE{INWIFD BAAK BRONEE DARK BRONZE CEWWRTIOIS DARK BROVIR DARK BRONZE C£MENDTaiB BARN BRONZE ALWINUMCOPWG VINYL WNDOW ALLIAINIIM RAILING DAMN BOARD VINYL WINDOW WNYL WW ROW LAP SIDING VINYL WINDOW � U'S BEARING � LEVEL 03 — 23' -3 -3 3!4' � LEVEL 02 Y 12' -7716' LEVEL 01 Y 2' -0 BUILDING C1 FRONT ELEVATION ,,_I SCALE 1116" =1' -0" TAPARAIDET '47M' 41' -0718' _ TRUSS BEARING 3r -07� LEVEL 03 h 23'-3 3M L EVEL 02 1r -7 � 716' � LEVEL 01 r1 Winter Pension Benefit Fund Inc. WINTER SPRINGS APARTMENTS IBEW Pension Ben f it F nd BUILDING TYPE C1 ELEVATIONS SCALE 1" = 16'0" 1111117 WINTER SPRINGS, FL 9) 1■■POLLACK SHORES THE PRESTON ""` `STATE ­0V1 PARTNERSHIP LLC Aesthetic Review Submittal 9 4 2015 Page 1 R... ... #1 10 -19 -2016 inn Pension Benefit Fund . WINTER SPRINGS APARTMENTS IBEW Pension Ben f it F nd BUILDING TYPE C1 ELEVATIONS SCALE 1" = 16'0" 1ii7 WINTER SPRINGS, FL 9) 1 ■■POLLACK SHORES THE PRESTON ""` `STATE `°°V` PARTNERSHIP LLC Aesthetic Review Submittal 9 4 2015 Page F R... ... #1 10 -19 -2016 ...., IS FIING � ■�� 1I!■■.■■■�1II � 1!��I�I �■■.■■■II — ■.�V■■■ � TLUSS . �1!� - I ■■■■J� ■■��■■�II I_���■■ I�■■I I ■��■■�■I: 3Z4 7M ■ ■� I LII I III I iII IlIlIlIlIlIl I I!�� II , iIII iII I i lII II! � � ❑� � C I I • I®�L� I I I���E■■■■�1 I I�=■■l�■■�I ■ I I I_ ■I ]EE- II! I I� 4 � IK�I�:n EL 011 4 ��� -. �i ���� ���,.1■li SIDEWALK GRADE EWALKG OR "E BUILDING i L I. RING l��_il � � _i �. i - _ -■■■ . uu� uu� ■',4 �� 'i �i!■I ■Iliiiiiiiiiiiuuiiluil .rc ii If IIIllfll ! r3,4 ■! ■Ilr L■JL■J� ■■ ■I�■JL jj� III,II�I �I�IF! Il�li uu il� luu !�I■�w i��llu uu VE �w��IlS ■■ ■■■ III' �� „,.rur, LEVEL EL 01 Il1�:�3: �I�_r�� -�1: �I�� IFI '. �lil I IG= �1�16i ��� ■,� VIII^ IiIlllll,' I ■ "' " °il�l�'��'91�'a II�Ip� '�I;Ih��I,Ilillllillll.lpq i1■ l _,�� yF,� ■I �ikillii�l�lI'I*51D�EWALK i SIDEWALK " D' D 0. � J) BUILDING C1 BACK ELEVATION SCALE, 1116'= 1�0' inn Pension Benefit Fund . WINTER SPRINGS APARTMENTS IBEW Pension Ben f it F nd BUILDING TYPE C1 ELEVATIONS SCALE 1" = 16'0" 1ii7 WINTER SPRINGS, FL 9) 1 ■■POLLACK SHORES THE PRESTON ""` `STATE `°°V` PARTNERSHIP LLC Aesthetic Review Submittal 9 4 2015 Page F R... ... #1 10 -19 -2016 signed by 3 BACK OF BUILDING 170'- 10122 a - a 4 2 _ _ _ ti a a < Ld < 3D Co El ®® In cc z c = c = z z SPRINKLER RSER ROOM ' 6 FRONT OF BUILDING � � 1 o f - - - - - -� I SEW PENSION BENEFIT FUND/ WINTER SPRINGS APARTMENTS BUILDING TYPE C2 FLOOR PLAN WINTERS PRINGSHOLDINGS, INC. SCALE 1" – 16' 0" �ii� WINTER SPRINGS, FL 9) 1 ■■POLLACK SHORES THE PRESTON ""` SHORES PARTNERSHIP LLC Aesthetic Review Submittal 942015 Page 4 39' -81/2" 1" 23' -11 1/2" 1" 24'-0" 1" 24' 0" 1" 23' -11 1/2" 1" 34' 10" GARAGE (3) GARAGE (2) GARAGE (2) GARAGE (2) GARAGE (2) GARAGE (3) 13'-5" 12' -10" 13' -51/2" 12' -21M" 11' -91M" 17 -31/2" 11' -81/2" 12' 0" 17 -0" 11' -11" 12' -012" 11' 6" 111-101, 11' 6" I ARAG ARAG ARAG ARAG III ARAG ARAG ARAG ARAG ARAG ARAG ARAG ARAG ARAG ARAG III LJ DN L —JII DN LJ L DN DN L —JII J DN L —JII DN L —JII DN L —JII L —JII DN DN L —JII L J DN DN L —JII DN 6R DN 14:1 L —JII DN o Irnrn in P19 IIIIIIIIII W W11 W1 W1 O O O O O Flrnrn rlrnr IIIIIIIIIII III 11 L11 LI1 WI B2 Ai A2 A2 Ai B1 39' -81/2" 1" 23' -11 1/2" 1" 24' 0" 1" 24' 0" 1" 23' -11 1/2" 1" 34' 10" DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT 170'- 1012" DWELLING UNIT DWELLING UNIT I SEW PENSION BENEFIT FUND/ WINTER SPRINGS APARTMENTS BUILDING TYPE C2 FLOOR PLAN WINTERS PRINGSHOLDINGS, INC. SCALE 1" – 16' 0" �ii� WINTER SPRINGS, FL 9) 1 ■■POLLACK SHORES THE PRESTON ""` SHORES PARTNERSHIP LLC Aesthetic Review Submittal 942015 Page 4 PRLH ISHED CEMEfarnouS DAFO(BRGNZE CEMENMTIOUS DARK BIOWL ALUNNUM COPING LAP SIUNG ALMINOM RAILING BATTEN BOARD VINYL WRIDOW BEARING ,A TRU 32'-47f8' — � LEVEL 03 23'-3314' LEVEL 02 Y 12'-77i8' IRI ELM 2 BUILDING C2 SIDE ELEVATION SCALE: 1f 16' =1'-0' PRE FINISHED CARKBRONZE DARK BRONZE ALUMINUM COPING VINYL MOW ALUMINUM RAILING CEL€NTITIOUS DARN BRONZE BATTEN BOARD VINYL WNDOW T.O. PARAPET 41'-4718' TRUSS BEARING' 3T-4 718 LEVEL03 / 23'-3 3!4 LEVEL 02 17 -7718' Y _LEVEL OM 7-0 DARK BRONZE CEMENTITUA DkFX BRONZE VINYL WINDOW RAP SUNG NINYLVINDOW � TRUSS iffi' EARING B 4� 32'h — 23' -3 3L!4' 03 '"2 — VEL 12 -7 7 8' � LEVEL 01 BUILDING C2 FRONT ELEVATION SCALE: 1116' =1' -0' T-0- PARAPET 41' -0� TRUSS BEARING h 32'-0 7B' Y _ LEVEL 03 LEVEL 12' -7 718' AI— LEVEL 01 2 Winter Pension Benefit Fund Inc. WINTER SPRINGS APARTMENTS IBEW Pension Ben f it F nd BUILDING TYPE C2 ELEVATIONS SCALE 1" = 16'0" 1111117 WINTER SPRINGS, FL 9) 1■■POLLACK SHORES THE PRESTON "A` `STATE ` OV1 PARTNERSHIP LLC Aesthetic Review Submittal 9 4 2015 Page : R... ... #1 10 -19 -2016 DARI(SI CENEND7IOUS DkW SIR ONZE DAR BRON E PRE-FINISHED GEIENIRIWLS VINYLWNDOW RATTN BOARD ALLMINLM RAILING VINYLWINDOW ALUMINUM COPING IAPSIDNG EARING '%11'1 2'-0 7!8' 23' -3 314' LEV EL02 _ 1 EL 01 2' -0' T.O. PAP 41'-0 "I �L BUILDING C2 SIDE ELEVATION SCALE: 1116 " =1' -0" DARK BRONZE CEMENTIPORS DARK MOVE VINYL WINDOW LAP BIDING VINYL WINDOW TRUSS BEARING LEV X23' -3 EL 3k' 03 � LEVE-7 L 02 Y 12' LEVEL 01 2' -B. DRAK BRONZE CEIF1R ous awx BRONZE DAM, BRONZE PRE:INIsHm VINYL WNDOW RAZiFN 60MlD ALL'NNLM RAING YINYL WINDOW AWMNUMCUPNG BUILDING C2 BACK ELEVATION SCALE: VII = 1' -0" TO. PARAPET 41' 471H' _ TRUSS BEARING TTA 741' LEVEL 0 23'-3 314• ira7F IZ -7 ls• LEVEL 01 7-0• Winter Pension Benefit Fund Inc. WINTER SPRINGS APARTMENTS IBEW Pension Ben f it F nd BUILDING TYPE C2 ELEVATIONS SCALE 1" = 16'0" 117 WINTER SPRINGS, FL 9) 1 ■■POLLACK SHORES THE PRESTON ""` `STATE ` OVI PARTNERSHIP LLC Aesthetic Review Submittal 9 4 2015 Page : R... ... #1 10 -19 -2016 Pension Benefit Fund WINTER SPRINGS APARTMENTS Winter Springs Ho I dings, Inc. COLOR SELECTIONS iii' WINTER SPRINGS, FL 9) ■■POLLACK SHORES THE PRESTON ""` SHORES PARTNERSHIP LLC Aesthetic Review Submittal 9 4 2015 Page 24 R... ... #1 10 -19 -2016 Smooth ++ Cementitious Siding SW 6235 SW 7446 Foggy Day Scheme 1 Anonymous SW 623fi Scheme 1 Grays Harbor SW 7047 Porpoise SW 7622 Scheme Metal Coping Ffamburg Gray + SW 7062 7006 Scheme 2 Rock Bottom Extra White Vinyl Windows SW 6200 Scheme 3 Link Gray SW 7020 81ack Fox SW 7061 SW +' Scheme 3 Night Owl Intellectual Gray Aluminum Railing ■I�I_I�I_I�I ■I _- — I 1 �Ir_� �I�I�_ �� — III_�w ■ ■ICI_ ■I�I_I_ _I_ 1 ■■ , ■■_� M iiiu,,,. II ".IIII II R 1111111 A. ..:. - 1+ + _ '— " ■ ■IIIIIIII IIIIIIII IIIIIIII.__ � ■I ■■ .■ ®I 1: • 1 ■ ■ � III I IIIIIIIIIIIII " VIII IQIIIC:III __ ■ ■i —�. _ii ■�I ■ ■ ■.:,..:. a■__ ■., • —••• Ipl. J ■ ■� _I_ 1-11.1 , L ■■ II I �_ "���' ... �! • Illl,ll�i�ll��l���ll ���II���IIIIIIIIII�III Im����.. � � ®s ...� �� . I �I::I: II� A. Dark Bronze Pension Benefit Fund WINTER SPRINGS APARTMENTS Winter Springs Ho I dings, Inc. COLOR SELECTIONS iii' WINTER SPRINGS, FL 9) ■■POLLACK SHORES THE PRESTON ""` SHORES PARTNERSHIP LLC Aesthetic Review Submittal 9 4 2015 Page 24 R... ... #1 10 -19 -2016 INN ERSPRING5HPENSION BENEFIT FUND WINTER SPRINGS APARTMENTS OLDING5,INC. POOL COURTYARD PLAN WIN TERSPRINss!-IOLDINss, SCALE 1" = 10'0" �ii� WINTER SPRINGS, FL 9) 1 ■■POLLACK SHORES THE PRESTON ""` SHORES PARTNERSHIP LLC Aesthetic Review Submittal 9 4 2015 Page 25 signed by POOL FENCE AND GATE, TYP. i COLORED SCORED---,-",- J � J CONCRETE - OUTDOOR KITCHEN, TY '^ J e PAVER POOL DECK 1300 SQ.FT. POOL PLANTER POT, TYP. CABANA, TYP. J FIREPLACE POOL EQUIPMENT INN ERSPRING5HPENSION BENEFIT FUND WINTER SPRINGS APARTMENTS OLDING5,INC. POOL COURTYARD PLAN WIN TERSPRINss!-IOLDINss, SCALE 1" = 10'0" �ii� WINTER SPRINGS, FL 9) 1 ■■POLLACK SHORES THE PRESTON ""` SHORES PARTNERSHIP LLC Aesthetic Review Submittal 9 4 2015 Page 25 METAL LOUVERS TO MATCH SHERWIN WILLIAMS COLOR SW 7020 "BLACK FOX" STUCCO COLOR TO MATCH SHERWIN WILLIAMS SW 7045 'INTELLECTUAL GRAY' MASONRY W/ STUCCO COLOR TO MATCH SHERWIN WILLIAMS SW 7006 "EXTRA WHITE" RECESS WITH 6X6 PORCELAIN TILE FINISH. COLOR TO MATCH SHERWIN WILLIAMS SW 6879 "DARING" SUBMIT SAMPLES FOR LANDSCAPE ARCHITECT APPROVAL FIRE BRICK ON INTERIOR SIDES OPEN ON 4 SIDES PRECAST HEARTH TO MATCH SHERWIN WILLIAMS SW 7006 "EXTRA WHITE' i MASONRY W/ STUCCO COLOR TO MATCH SHERWIN WILLIAMS SW 7006 "EXTRA WHITE" 6° 6., 6„ 6,. IBEW PENSION BENEFIT FUND WINTER SPRINGS APARTMENTS SPRING5HOLDING5,INC. FIREPLACE ELEVATION WINTER 11100 WINTER SPRINGS, FL 9) 1■■POLLACK SHORES THE PRESTON 1111 `'T"" `°°V` PARTNERSHIP, LLC Aesthetic Review Submittal 9 4 2015 Page 2E MASONRY PIER W/ STUCCO FINISH EXTERIOR SCONCE LIGHT RECESS WITH 6xs PORCELAIN nLF FINISH COLOR To MATCH SHERWIN WILLIAMS SW 6879 "DARING" SUBMIT SAMPLES FOR LANDSCAPE ARCHITECT APPROVAL MASONRY WALL W/ STUCCO FINISH COLOR TO MATCH SHERWIN WILLIAMS SW 7006 "EXTRA WHITE" 2' 2„ ". 42"3 RAISED STUCCO BAND 41" +0" MASONRY WALL W/ STUCCO FINISH COLOR TO MATCH SHERWIN WILLIAMS 3' (TYP.) 10° 6" 10" SW 7045 "INTELLECTUAL GRAY" 3" 6' 2"x2" GALVANIZED STEEL FRAMING 3 1 /2" 3 1/2' 3' -11" 1' -6" —2' 3"x3' GALVANIZED STEEL PDST SELF — CLOSING GATE WITH MAGNA SAFETY LATCH (OR APPRDVED EGUAq. LOCATE ON COURTYARD SIDE OF GATE AND 3' BELOW TOP OF GATE. GATE TO BE EOURLY WITH A KEY FOR FOR ACCESS 0 3 — HEAVY DUTY GALVANIZED STEEL HINGES 1 "xi" STAINLESS STEEL WOVEN WIRE MESH NOTE: ALL METAL COMPONENTS TO BE PANTED, COLOR TO MATCH SHERWIN WILLIAMS SW 7020 "BLACK FOX" 2 2"x2" ALUMINUM FRAMING IBEW PENSION BENEFIT FUND/ WINTER SPRINGS APARTMENTS IBEW PENSION BENEFIT E EDING5,INC. GARDEN WALL AND GATE SCALE 3/4" —1' 0" 11100 WINTER SPRINGS, FL 9) 1■■POLLACK SHORES THE PRESTON ""` ` OVI PARTNERSHIP, LLC Aesthetic Review Submittal 9 4 2015 Page 2 signed by 24" PROJECTION 10" 2'-4" 4" COLORS: 1O BLACK FOX 2 B O EXTRAWHITE O DARING • CONSTRUCTION SPECIFICATIONS: w ALUMINUM FABRICATED BLADE SIGN. ° o A CABINET TO BE INTERNALLY ILLUMINATED WITH LED. w 0.75" TICK ROUTED AND PUSH THRU ACRYLIC TO BE ILLUMINATED WITH LED. • 2 C m © 6" x 0" STEEL POSTS (MOUNTING TO BE VERIFIED) 2 3 END VIEW SIDE VIEW INN PENSION BENEFIT FUND . WINTER SPRINGS APARTMENTS SIGNAGE WINTERSPRING5HOLDING5,INC. SCALE 1/4" =1'0" iii' WINTER SPRINGS, FL 9) 1 ■■POLLACK SHORES THE PRESTON ""` SHORES PARTNERSHIP, LLC Aesthetic Review Submittal 942015 Page 4 VV o APARTMENT - woM�s INN PENSION BENEFIT FUND . WINTER SPRINGS APARTMENTS SIGNAGE WINTERSPRING5HOLDING5,INC. SCALE 1/4" =1'0" iii' WINTER SPRINGS, FL 9) 1 ■■POLLACK SHORES THE PRESTON ""` SHORES PARTNERSHIP, LLC Aesthetic Review Submittal 942015 Page 4 Attachment "C" Economic Impact of Winter Springs Apartments in Winter Springs, FL Executive Summary November 17, 2015 Prepared by: City of Winter Springs Economic Development 1126 East State Road 434 Winter Springs, FL 32708 This summary was prepared by the City of Winter Springs Economic Development Department using Total Impact by Impact DataSource. Please consult the full economic impact report for additional details and assumptions used in this analysis. Page 1 Project Description Develop a 279 unit aparatment community, with clubhouse, fitness center, pool and other amenities. Summary of the Economic Impact of the Project on the City of Winter Springs The project will have the following economic impact on the City of Winter Springs over the first 10 years: * Number of new residents in the city, not necessarily the number of occupants in the new residential units. Page 2 Costs and Benefits for Local Taxing Districts The project will generate additional benefits and costs for local taxing districts. A summary of these additional benefits, costs and net benefits is provided below. The source of specific benefits and costs are provided in more detail for each taxing district on subsequent pages. *The Present Value of Net Benefits is away of expressing in today's dollars, dollars to be paid or received in the future. Today's dollar and a dollar to be received or paid at differing times in the future are not comparable because of the time value of money. The time value of money is the interest rate or each taxing entity's discount rate. This analysis uses a discount rate of 5% to make the dollars comparable. Distribution of Net Benefits Over the First 10 Years Fire District $853,654 St. John's diver WMD, $115,926 Seminole County Put Schools, $3,302,75, City of Winter Springs, $31,692,326 Seminole County, $2,748,435 Page 3 Benefits and Costs for the City of Winter Springs The table below displays the estimated additional benefits, costs and net benefits to be received by the city over the first 10 years of the project. Appendix C contains the year -by -year calculations. Page 4 *The analysis identifies the net effect on city revenues from additional taxable sales in the area. Seethe Methodology section for details. Page 5 Benefits and Costs for the City of Winter Springs - Continued The following table summarizes the year -by -year benefits, costs and net benefits to the city over the first 10 years. $6,000,000 $5,000,000 $4,000,000 $3,000,000 $2,000,000 $1,000,000 $0 ( $1,000,000) ($2,000,000) City Net Benefits Over the First 10 Years 1 2 3 4 5 6 7 8 9 10 Year � Benefits Costs Net Benefits Page 6 Benefits and Costs for Seminole County The table below displays the estimated additional benefits, costs and net benefits to be received by the county over the first 10 years of the project. Appendix C contains the year -by -year calculations. * The analysis identifies the net effect on city revenues from additional taxable sales in the area. See the Methodology section for details. The following table summarizes the year -by -year benefits, costs and net benefits to the county over the first 10 years. $600,000 $500,000 $400,000 $300,000 $200,000 $100,000 $0 ($100,000) ($200,000) 1 2 3 4 5 6 7 8 9 10 Year Benefits Costs Net Benefits Page 7 Benefits and Costs for Seminole County Public Schools The table below displays the estimated additional benefits, costs and net benefits to be received by the school district over the first 10 years of the project. Appendix C contains the year -by -year calculations. Benefits for Other Taxing Districts The table below displays the estimated additional property taxes to be received by other taxing districts over the first 10 years of the project. Appendix C contains the year -by -year calculations. Page 8 j THIS INSTRUMENT WAS PREPARED BY AND SHOULD BE RETURNED TO: Anthony Garganese City Attorney of Winter Springs Brown Garganese, Weiss & D'Agresta, P.A. I 11 N. Orange Avenue, Suite 2000 Orlando, FL 32802 (407) 425 -9566 Attachment "D" MARYHNNE. MURbE4 6EMINULE CUUWTY CLERK OF CIRCUIT COURT & CIUMPTRULLER SK 08446 pg5 1131 - 1144; (14pg5) CLERK'S # 2015037357 RECORDED 04/09 /2015 10:15:00 AM RECURDIN8 FEES 120.54 RECORDED BTilifikVere FOR RECORDING DEPARTMENT USE ONLY DEVELOPMENT AGREEMENT (Multi- family/Mixed Use Apartment Project — S.R. 434) T)) THIS DEVELOPMENT AGREEMENT (the "Agreement ") is made and executed this h day of March , 2015 ( "Effective Date "), by and between the CITY OF WINTER SPRINGS, a Florida municipal corporation (the "City "), whose address is 1126 East S.R. 434, Winter Springs, Florida 32708, and WINTER. SPRINGS HOLDINGS, INC.., a Delaware corporation, ( "Developer "), whose address is 900 Seventh Street NW, Washington, D.C. 20001. WITNESSETH: WHEREAS, Developer is the fee simple owner of certain real property currently located in the City of Winter Springs, Florida and within the Town Center, more particularly described in Exhibit "A" attached hereto and incorporated herein by this reference (the "Property "); and WHEREAS, the Property is subject to the City's specific Town Center Comprehensive Plan policies and land development codes ( "Town Center Policies "); and WHEREAS, Developer desires to construct a phased development project on the Property which is generally located on, and fronting, the north side of S.R. 434 and both sides of Michael Blake Boulevard that is keeping in the character of the Town Center Policies ( "Project "); and WHEREAS, the initial phase of the Project located west of Michael Blake Boulevard will consist of two or more residential apartment buildings and mixed use buildings ( "Tnitial Phase "); and WHEREAS, the Developer has requested that the City Commission grant an optional preliminary approval of the Project in accordance with Section 20- 321(b)(2) of the Town Center District Code and this Agreement; and WHEREAS, the City and Developer desire to set forth the following terms and conditions with respect to the development of the Property; and NOW, THEREFORE, in consideration of the mutual promises and covenants contained herein, the parties mutually agree as follows: 1. Recitals. The foregoing recitals are true and correct and are hereby incorporated herein by this reference including, but not limited to, the definitions created in the parentheticals for the terms "Agreement," "Property," "Project," "Initial Phase ", and "Town Center Policies," and 2. Authority. This Agreement is entered into pursuant to the Florida Municipal Home Rule Powers Act and pursuant to Section 20- 321(b)(2) of the Town Center District Code. 3. Project Obli ations and Commitments. In consideration of the City and Developer entering into this Agreement, the City and Developer hereby agree as follows: (a) Approval of Concept Plan. Developer shall design, permit and construct the Initial Phase of the development project consisting of a combination of standalone multi- family units and commercial /multi- family mixed use units on a portion of the Property as generally depicted on the conceptual development plan which is attached hereto and fully incorporated herein as Exhibit "B." Further, the architecture of the residential buildings for the development project shall be designed in a manner substantially similar to the building elevation which is attached hereto and fully incorporated herein as Exhibit "C." The conceptual development plan and the building elevation shall hereinafter be called the "Concept Plan." If the Developer chooses not to terminate this Agreement pursuant to Paragraph 21 herein, and proceed with the Initial Phase, the Developer shall submit proposed building elevations for the mixed use buildings for the City's consideration after the Effective Date of this Agreement in accordance with the Town Center District Code. The number of dwelling units permitted within the aforementioned Initial Phase of the development project shall not exceed three hundred (300) dwelling units. Notwithstanding the City's approval of the Concept Plan, Developer shall have the obligation to further submit and obtain the City's approval of a final site plan and final engineering plans which approval shall not be unreasonably withheld if said plans are consistent with the Concept Plan in all material respects and in compliance with the City Code. Developer shall also have the obligation to construct aesthetic reasonable enhancements to the Project consistent with the Town Center District Code and the City's aesthetic review process and requirements. Developer acknowledges and agrees that the Concept Plan was not presented to the City with specific surveyed dimensions and that during the final site plan and final engineering process such dimensions shall be surveyed, duly engineered, and provided to the City for consideration under applicable City Codes. Further, the elevations, roof lines, and architectural features depicted in the Concept Plan for the residential buildings may have to be adjusted during the City's final review and approval procedures to satisfy the requirements of the City Code. As such, Developer and the City agree that the Concept Plan is subject to reasonable adjustments at the final site plan and final engineering phase in order to bring the Project into full compliance with the City Code, particularly the Town Center District Code. Developer's Agreement City of Winter Springs and Winter Springs Holdings, tnc. -2- (b) Master Stormwater Retention Facility. The parties acknowledge and agree that the Developer has a pre - existing obligation to design, permit and construct permanent master stormwater facilities for the entire Property including the portion covered by this Project. Said obligation is memorialized in that certain Future Development Commitment Agreement by and between the City and Winter Springs Holdings, Inc., dated November 10, 2010, and recorded in O.R.B. 07486, Page 0146 -154 ( "Existing Agreement ") and remains in full force and effect. The construction of the permanent master stormwater facilities are now required to be designed, permitted and constructed by Developer in conjunction with this Project. The permanent master stormwater facilities shall be owned and maintained by the Developer, with a drainage easement dedicated to the City over all. of the stormwater facilities supporting Michael Blake Boulevard and other related City streets. Pursuant to the Existing Agreement, Developer agrees to design, permit and construct the master stormwater facilities concurrent with the Initial Phase of the Project. Said facilities shall be located as generally depicted on the Concept Plan. For purposes of interpreting the aforesaid paragraph 3.6 (B), the parties acknowledge that "Spine Road" is now known as Michael Blake Boulevard and Developer shall be considered the "Owner." (c) Access Points and Street Frontage. The access points and street frontage depicted on the Concept Plan are intended to be tentative representations that still require additional reasonable City staff review and comments during the site plan and final engineering review phase of the Project before the access points and street frontage are engineered by Developer. (d) New Streets. Any new streets constructed by the Developer in furtherance of the Project shall be public streets and all such streets shall be conveyed to the City. All such land conveyances shall be by warranty deed and free and clear of all encumbrances, unless prior to the conveyance, the City notifies the Developer, in writing, that it will accept an encumbrance based on the City's determination that the encumbrance does not materially interfere with the use or maintenance of the street being conveyed.. Conveyance of roadway and streetscape improvements shall be by bill of sale and free and clear of all liens. The warranty deed and bill of sale steal I be in a form reasonably acceptable to the City Attorney. (e) Roundabout. Concurrent with the permitting and construction of the Project and subject to approval by the City, Developer shall design, permit, and construct the roundabout at the intersection of Michael Blake Boulevard and Tree Swallow Drive. The eastern end of the roundabout will be appropriately stubbed out to allow for the future continuation of Tree Swallow Drive to the east. Upon completion of the roundabout and acceptance by the City, conveyance of roundabout streetscape improvements shall be by bill of sale and trez and clear of all liens. The bill of sale shall be in a form acceptable to the City Attorney. (f) Development Permit Fees. Developer agrees to pay all ordinary and customary development permit fees which have been established by the City Commission including, but not limited to, application, building, and impact fees. A schedule of the current fees is on file in the City's Community Development Department. Developer's Agreement City of Winter Springs and Winter Springs Holdings, Inc. -3- (g) Mandatory On -Site Management of Property; Future Condominium Conversion of the Project. The intent and purposes of this Paragraph is to apply only to the Project buildings within the Initial Phase and is not intended to apply to the remainder of the Property which will be developed in the future. With respect to the Initial Phase of the Project, Developer shall be required to employ an appropriate number of on -site personnel, or an on -site management company that will be responsible for managing the day -to -day leases and tenant needs in a manner that is commonly accepted in the local residential rental market for luxury apartments. Developer shall also be responsible for maintaining, in good condition and in compliance with any and all applicable City property maintenance codes, any and all common areas, landscaping, entrance signs, walls, fences, recreational areas, and stormwater facilities. associated with the Project, However, in the event that the Developer desires to convert the Initial Phase of the Project into a condominium in the future, Developer shall be required to first seek the reasonable approval of the City in accordance with the City's subdivision of land and other City Code requirements including, but not limited to zoning/building/fire code requirements which will not be unreasonably withheld. If the conversion is approved by the City, Developer shall form a mandatory condominium association (the "Owners Association ") for purposes of managing the day -to -day condominium owner needs and maintaining any and all common areas, the parking facilities, landscaping, entrance signs, walls, fences, recreational areas, and stormwater facilities associated with the Project. The Developer will file a Declaration of Condominium, (the "Declaration ") among the Public Records of Seminole County, Florida to evidence the formation of the Owners Association and establish its rights, duties and obligations. The Declaration shall be in a form reasonably acceptable to the City Attorney and, shall require the Owners Association, and the members thereof, to be bound by the terms and conditions of this Agreement. 4. Binding Covenant on Property — Future Rental Apartment Units. Developer hereby covenants and agrees that the Initial Phase of the Project will be the only standalone multi - family rental apartment development on the entire Property. No other standalone multi - family rental apartment buildings will be developed on the remaining portions of the Property. If the City approves, in its discretion, any other multi- family rental apartment units on the remaining portion of the Property, said units shall be required to be incorporated into, and constructed concurrent with, a mixed use building and development project in accordance with the applicable provisions of the Town Center District Code. The covenant provided under this Paragraph 4 was freely given by the Developer in consideration of the development rights granted by the City hereunder and shall constitute a separate and binding land use covenant running with the Property which shall be enforceable by the City. Should this Agreement be terminated by either party, this Paragraph shall survive termination unless this Paragraph is expressly terminated by the parties by separate legal instrument recorded in the Official Public Records of Seminole County, Florida. 5. Representations of the Parties. The City and Developer hereby each represent and warrant to the other that it has the power and authority to execute, deliver and perform the terms and provisions of this Agreement and has taken all necessary action to authorize the execution, delivery and performance of this Agreement. This Agreement will, when duly executed and delivered by the City and Developer and recorded in the Public Records of Developer's Agreement City of Winter Springs and Winter Springs Holdings, Inc. -4- Seminole County, Florida, constitute a legal, valid and binding obligation enforceable against the parties hereto and the Property in accordance with the terms and conditions of this Agreement. 6. Successors and Assigns. This Agreement shall automatically be binding upon and shall inure to the benefit of the City and Developer and their respective successors and assigns. The terms and conditions of this Agreement similarly shall be binding upon the Property and shall run with title to the same. 7. Applicable Law. This Agreement shall be governed by and construed in accordance with the laws of the State of Florida. 8. Amendments. This Agreement shall not be modified or amended except by written agreement duly executed by both parties hereto (or their successors or assigns) and approved by the City Commission. 9. Entire Agreement. This Agreement supersedes any other agreement, oral or written, and contains the entire agreement between the City and Developer as to the subject matter hereof. 10. Severability. If any provision of this Agreement shall beheld to be invalid or unenforceable to any extent by a court of competent jurisdiction, the same shall not affect in any respect the validity or enforceability of the remainder of this Agreement. 11. Effective Date. This Agreement shall become effective upon approval by the City Commission and execution of this Agreement by both parties hereto. The Effective Date is denoted within the preamble of this Agreement on page 1 of this Agreement. 12. Recordation. This Agreement shall be recorded in the Official Public Records of Seminole County, Florida. 13. Relationship of the Parties. The relationship of the parties to this Agreement is contractual and Developer is an independent contractor and not an agent of the City. Nothing herein shall be deemed to create a joint venture or principal -agent relationship between the parties, and neither party is authorized to, nor shall either party act toward third persons or the public in any manner, which would indicate any such relationship with the other. 14. Sovereign Immunity. Nothing contained in this Agreement shall be construed as a waiver of the City's right to sovereign immunity under Section 768.28, Florida Statutes, or any other limitation on the City's potential liability under the state and federal law. 15. City's Police Power. Developer agrees and acknowledges that the City hereby reserves all police powers granted to the City by law. In no way shall this Agreement be construed as the City bargaining away or surrendering its police powers. 16. Interpretation. The parties hereby agree and acknowledge that they have both participated equally in the drafting of this Agreement and no party shall be favored or disfavored regarding the interpretation to this Agreement in the event of a dispute between the parties. Developer's Agreement City of Winter Springs and Winter Springs Holdings, Inc. -5- 17. Third -Party Rights. This Agreement is not a third -party beneficiary contract and shall not in any way whatsoever create any rights on behalf of any third party. 18. Specific Performance. Strict compliance shall be required with each and every provision of this Agreement. The parties agree that failure to perform the obligations provided by this Agreement shall result in irreparable damage and that specific performance of these obligations may be obtained by a suit in equity. 19. Attorney's Fees. In connection with any arbitration or litigation arising out of this Agreement, the prevailing party shall be entitled to recover reasonable attorney's fees and costs through all appeals to the extent permitted by law. 20. Development Permits. Nothing herein shall limit the City's authority to grant or deny any development permit applications or requests subsequent to the effective date of this Agreement. The failure of this Agreement to address any particular City, County, State and /or Federal permit, condition, term or restriction shall not relieve Developer or the City of the necessity of complying with the law governing said permitting requirement, condition, term or restriction. Without imposing any limitation on the City's police powers, the City reserves the right to withhold, suspend, or terminate any and all certificates of occupancy for any building or unit if Developer is in breach of any term and condition of this Agreement. 21. Termination. The City shall have the unconditional right, but not obligation, to terminate this Agreement, without notice or penalty, if Developer fails to receive building permits and substantially commence construction of the Initial Phase of the Project within three (3) years of the effective date of this Agreement. However, if the failure is caused by a delay which is the direct result of the City's breach of this Agreement, the three year time period shall be extended by an amount of time equivalent to the delay time period. In addition, if the Developer determines within one hundred and eighty (180) days of the Effective Date that it cannot practicably develop a total of three hundred (300) multi - family units within the area set aside for residential in the Initial Phase, as depicted on the Conceptual Plan, the Developer may terminate this Agreement by providing written notice of termination to the City. If the City or Developer terminate this Agreement as provided under this Paragraph, the City shall record a notice of termination in the public records of Seminole County, Florida. IN WITNESS WHEREOF, the parties have hereunto set their hands and seal on the date first above written. [Signature pages to follow] Developer's Agreement City of Winter Springs and Winter Springs Holdings, Inc. -6- ATTEST: 1 By: Andrea L renzo Luaces, City Clerk CITY SEAL Signed, sealed and delivered in the presence of the following witnesses: Sign yjf Witness Printed Name of Witness Sig re o atness PXnted Name of Witness CITY OF WINTER SPRINGS C APPROVED AS TO FORM AND LEGALITY For the use and reliance of the City of Winter Springs, Florida, only. Dated: :�%I C/t,S` Anthony Garganese, City Attorney for the City of Winter Springs, Florida WINTER SPRINGS HOLDINGS, INC., a Delaware cornoration Developer's Agreement City of Winter Springs and Winter Springs Holdings, be. -7- DISTRICT OF COLUMBIA The foregoing instrument was acknowledged before me this N o"" day of 2015, by.�,� , as President of Winter Springs Holdings, Inc., a Delaware Corporation, on behalf of said corporation. He is personally known to me or produced as identification. (NOTARY SERI.,) (Notary Public Signature) jo Ann Bowen 1 (Print Name) Y Cc)l- nnllssui F..xj*(is 51 1 412 0 1 5 Notary Public, State o? Commission No.: My Commission Expires: Developer's Agreement City of Winter springs and Winter Springs Holdings, Inc. -8- B]XIMIT "A" LEGAL DESCR2TION A PORTION OF LOTS 6, 7 AND 8, BLOCK "A ", D.R. MITCHELVS SURVEY OF THE LEVY GRANT ON LAKE. JESSUP, SAID LANDS LYING IN SECTION 3l, TOWNSHIP 20 SOUTH, RANGE. 31 EAST AND SECTION 6, TOWNSH91 21 SOUTH, RANGE 31 EAST, ACCORDINCY TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 1, PAGE 5, OF THE PUBLIC RECORDS OF SEMINOLE COUNTY, FLORIDA; LWS ADDITIONAL RIGHT OF WAY AS DESCRIBED IN THAT CERTAIN SPECIAL WARRANTY DEED AS RECORDED IN OFFICIAL RECORD BOOK 5510, PAGES 1286 THROUGH 1297, PUBLIC RECORDS OF SEMINOLE COUNTY, FLORIDA BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COM aNCE AT THE INTERSECTION OF STATE ROAD 434 AND TUSKAWILLA ROAD (PER FLORIDA DEPARTIvMNT OF TRANSPORTATION RIGHT OF WAY MAP, SECTION 77070 -2517, SHEET 10 OF 13, P.L STATION 600+32.11); THENCE RUN S38 °23'34 E A DISTANCE OF 27.48 FEET ALONG THE BASELINE OF SURVEY AS SHOWN ON SAID RIGHT OF WAY MAP; THENCE DEPARTING SAID BASELINE RUN N30 004'56 "B A DISTANCE OF 258.26 FEET TO A POINT ON THE EASTERLY RIGHT OF WAY LINE OF TUSKAWILLA ROAD (FORMERLY KNOWN AS BRANTLEY AVENUE), AS SHOWN ON SAID RIGHT OF WAY MAP; THENCE CONTINUE N30 °04'5VE ALONG SAID EASTERLY RIGHT OF WAY LINE, A DISTANCE OF 55.62 FEHT; THENCE DEPARTING SAID EASTERLY RIGHT OF WAY LINE RUN S38 °43'16 "E A DISTANCE OF 11.80 FEET FOR A POINT OF BEGINNING, POINT BEING A POINT ON THE EASTERLY RIGHT OF WAY UNE OF THE AFOREME=NTIONED SPECIAL WARRANTY DEED; THENCE RUN 1130 °04'56 "E ALONG SAID EASTERLY RIGHT OF WAY LINE, SAID LINE BEING 11.00 FEET EAST OF AND PARALLEL TO THE AFORESAID EASTERLY RIGHT OF WAY LING OF TUSKAWILLA ROAD (FORMERLY KNOWN AS BRANTLEY AVENUE), A DISTANCE OF 696.34 FEET TO A POINT ON THE SOMERLY BOUNDARY LINE OF THE MAGNOL3A PARK ACQUISITION AS DESCRIBED IN THE AFOREMENTIONED SPECIAL WARRANTY DEED; THENCE DEPARTING SAID EAS'T'ERLY RIGHT OF WAY LINE RUN S59 055'04 "E ALONG SAID SOUTHERLY BOUNDARY LINE A DISTANCE OF 147.93 FEET TO A POINT ON THE WESTERLY LM OF TIM C.S.X. TRANSPORTATION INCORPORATED "LATCH CHARM BRANCH" RAIL. CORRIDOR; THENCE DEPARTING SAID SOUTHERLY BOUNDARY LINE RUN S15 03347 "W ALONG SAID WESTERLY LINE A DISTANCE OF 526.65 FEET TO THE NORTHWEST CORNER OF RELEASE PARCEL 2 AS DESCRIBED IN OFFICIAL RECORD BOOK 3988, PAGE 1095; THENCE DEPARTING SAID WESTERLY LINE RUN S57 °01'44" E ALONG THE NORTHERLY LINE OF SAID RELEASE PARCEL 2, A DISTANCE OF 104.80 FEET TO THE NORTHEAST CORNER OF SAID RELEASE PARCEL 2, SAID POINT ALSO BEING ON THE SOUTHERLY LINE OF ACQUISITION PARCEL B (THEE RAILS TO TRAILS CORRIDOR) AS DESCRIBED IN OFFICIAL RECORD BOOK 4092, PAGE 164; THENCE CONTINUE S57 101'44 "E ALONG SAID SOUTHERLY LINES A DISTANCE OF 95.46 FEET' RUN S5493T59"E A ORMOCS M63031 kWFmhfffWo S"lAwo6sks Ex. A F:IPBTRSTPR1Winler SpringsToan DucslMortgage(Phase2)3.doc DISTANCE OF 147.17 FEET TO A POINT OF CURVATURE OF A TANGENT CURVE CONCAVE NORTHERLY, HAVING A RADIUS OF 85.00 FEET; THENCE RUIN ALONG THE ARC OF SAID CURVE THRU A CENTRAL ANGLE OF 61 °16'51" A DISTANCE OF 90.91 FEET TO THE POINT OF REVERSE CURVATURE, SAID CURVE BEING CONCAVE SOUTHERLY, HAVING A RADIUS OF 500.00 FEET; THENCE RUN ALONG THE ARC OF SAID CURVE THRU A CENTRAL. ANGLE OF 38011'46" A DISTANCE OF 333.32 FEET TO THE POINT OF TANGENCY; THENCE RUN S77 °43'04 "E A DISTANCE OF 187.98 FEET; 'THENCE RUN SWITS2 "E A DISTANCE OF 177.70 FEET; THENCE RUN S32 050'43 "E A DISTANCE OF 662.97 FEET TO THE INTERSECTION OF SAID SOUTHERLY LINE AND THE NORTHWESTERLY LINE OF SAAR ACQUISITION PARCEL B; THENCE RUN S50131158 "W ALONG SAID NORTHWESTERLY LINE, A DISTANCE OF 997.88 FEET TO A POINT ON THE NORTHEASTERLY RIGHT OF WAY LINE OF STATE ROAD 434 (PER FLORIDA DEPARTMENT OF TRANSPORTATION RIGHT OF WAY MAP, SECTION 77070 -2517, SHEET 11 OF 13); THENCE DEPARTING SAID NORTHWESTERLY LINE RUN N38 043'16 "W ALONG SAID NORTHEASTERLY RIGHT OF WAY LINE, A DISTANCE OF 431.17 FEET TO THE POINT OF CURVATURE OF A NON TANGENT CURVE CONCAVE SOUTHWESTERLY, HAVING A RADIUS OF 7905.47 FEET AND A CHORD BEARING OF N37 °00'57 "W; THENCE RUN ALONG THE ARC OF SAID CURVE THRU A CENTRAL ANGLE OF 3°24'37" A DISTANCE OF 470,54 FEET TO TUB END OF SAID CURVE; THENCE RUN S5 1'16'44"W A DISTANCE OF 14.00 FEET; THENCE RUN N38 °43'1611W A DISTANCE OF 136.42 FEET TO THE SOUTHEAST CORNER OF AFORESAID RELEASE PARCEL 2; THENCE CONTINUE N38 °43'16 "W A DISTANCE OF 138.78 FEET TO THE SOUTHWEST CORNER OF RELEASE PARCEL 2; THENCE CONTINUE N38 °43'16 "W A DISTANCE OF 308.12 FEET TO TIM MOST SOUTI3ERLY CORNER OF THOSE LANDS DESCRIBED IN OFFICIAL RECORD BOOK 2803, PAGE 643; THENCE DEPARTING SAID NORTHEASTERLY RIGHT OF WAY LINE RUN N30 °94'56 "E ALONG THE SOUTHEASTERLY LINE OF SAID PROPERTY, A DISTANCE OF 220.00 FEET; TWKNCE RUN N38 °43'16 "W ALONG THE NORTHEASTERLY LINE OF SAID PROPERTY, A DISTANCE OF 188.20 FEET TO THE POINT OF BEGINNING. ALSO. "Br, A PORTION OF LOTS 5, AND 6, BLOCK "A ", D.R. MITCHELL'S SURVEY OF THE LEVY GRANT ON LAKE JESSUP, SAID LANDS LYING IN SECTION 31, TOWNSHIP 20 SOUTH, RANGE 31 EAST AND SECTION 6, TOWNSHIP 21 SOUTH, RANGE 31 EAST, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 1, PAGE 5, OF THE PUBLIC RECORDS OF SEMINOLE COUNTY, FLORIDA; BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE INTIRSECTION OF STATE ROAD 434 AND TUSKAWILLA ROAD (PER FLORIDA DEPARTMENT OF TRANSPORTATION RIGHT OF WAY MAP, SECTION 77070 -2517, SHEET 10 OF 13, P.I. STATION 600+32.11); THENCE RUN S38 023'34 "E A DISTANCE OF 27.48 FEET ALONG THE BASELINE OF SURVEY AS SHOWN ON SAID RIGHT OF WAY MAP; THENCE DEPARTING SAID BASELINE RUN N30 004'56 "E A DISTANCE OF 258.26 FEET TO A POINT ON THE EASTERLY RIGHT OF WAY LINE. OF TUSKAWILLA ROAD (FORMERLY KNOWN AS BR.ANTLEY AVENUE), axt.00CSIaaa Mt SahrimsherlMein Sheet Am%lMa Ex. A F:IPBTRSTPR1Winter SpeingsTean DocsU*Figagc(Phase2).3.doc AS SHOWN ON SAID RIGHT OF WAY MAP; THENCE CONTINUE 1430 °04'56"1:, ALONG SAID EASTERLY RIGHT OF WAY LINE, A DISTANCE OF 960.70 FEET TO A POINT ON THE NORTHERLY BOUNDARY LINE OF THE MAGNOLIA PARK ACQUISITION AS DESCRIBED IN THE AFOREMBIMONED SPECIAL WARRANTY DEED: THENCE DEPARTING SAID EASTERLY RIGHT OF WAY LINE RUN S59 °55'04" E ALONG SAID NORTHERLY BOUNDARY lZM A DISTANCE OF 6.00 FEET FOR A POINT OF BEGINNING, POINT BEING A POINT ON THE EASTERLY RIGHT OF WAY LINE OF THE AFOREMENTIONED SPECIAL WARRANTY DEED; THENCE RUN N30 °04'56 "B ALONG SAID EASTERLY RIGHT OF WAY LINE SAID LINE BEING 6.00 FEET EAST OF AND PARALLEL TO THE AFORESAID EASTERLY RIGHT OF WAY LINE OF TUSYLAWILI A ROAD (FORMERLY KNOWN AS BRANTLEY AVENUE), A DISTANCE OF 357.89 FEET TO A POINT ON A NON - TANGENT CURVE CONCAVE WESTERLY, HAVING A RADIUS OF 1110.99 FEET AND A CHORD BEARING OF SI2 °51'55 "W, SAID POINT ALSO BEING ON THE WESTERLY LING OF TBE C.&X, TRANSPORTATION INCORPORATED "LAKE CHARM BRANCH" RAIL CORRIDOR; 'THENCE DEPARTING SAID RIGHT OF WAY LINE RUN ALONG SAID WESTERLY LINE AND ALONG THE ARC OF SAID CURVE THIRD A CENTRAL ANGLE OF 05 02344 ", A DISTANCE OF 104.62 FEET TO THE POINT OF TANGENCY; THENCE RUN S15°33'47 "W A DISTANCE OF 266.50 FEET TO A POINT ON THE AFORESAID NORTHERLY BOUNDARY LINE OF THE MAGNOLIA PARK ACQUISTTION; THENCE RUN N59 °55'04 "W ALONG SAID NORTHERLY BOUNDARY LINE A DISTANCE OF 97.77 FEET TO THE POINT OF BEGINNING. ALSO: "A" A PORTION OF LOTS 5, 6, 7 AND 8, BLOCK "A ", A.R. MITCHELL'S SURVEY OF THE LEVY GRANT ON LAKE JESSUP, SAID LANDS LYING IN SECTION 31, TOWNSHIP 20 SOUTH, RANGE 31 EAST AND SECTION 6, TOWNSHIP 21 SOUTH, RANGE 31 EAST, ACCORDING TO THE PLAT 'THEREOF AS RECORDED IN PLAT BOOK 1, PAGE 5, OF THE PUBLIC RECORDS OF SEMINOLE COUNTY, FLORIDA; BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: - COMMENCE AT THE INTERSECTION OF STATE ROAD 434 AND TUSKAWTLLA ROAD (PER FLORIDA DEPARTMENT OF TRANSPORTATION RIGHT OF WAY MAP, SECTION 77070 -2516, SHEET 10 OF 13, P.L STATION 600 +32.11); THENCE RUN S38 "23'34 "E A DISTANCE OF 1729.58 FEET ALONG THE BASELINE OF SURVEY AS SHOWN ON SAID RIGHT OF WAY MAP; THENCE DEPARTING SAID BASELINE RUN N5003 1'58"E A DISTANCE OF 97.29 TO A POINT ON THE NORTHEASTERLY RIGHT OF WAY LINE OF : * AS SHOWN ON SAID RIGHT OF WAY MAP, FOR THE POINT OF BEGINNING; THENCE RUN N50°3158 "E A DISTANCE OF 1,033.45 FEET; 'THENCE RUN N39"28'02 "W A DISTANCE OF 15.00 FEET; THENCE RUN N50 "31'58 "E A DISTANCE OF 106.44 FEET; THENCE RUN 583003112 "E A DISTANCE OF 94.74 FEET; THENCE RUN S47 °5436 "E A DISTANCE OF 34.00 FEET; THENCE RUN S37 °5933 "B A DISTANCE OF 57.62 FEET; THENCE RUN S68 °206 "E A DISTANCE OF 52.48 FEET TO THE EASTMY LINE OF BLOCK "A ", DYL MITC{IELL'S SURVEY'OF THE LEVY GRANT ON LAKE MSSUP AS RECORDED IN PLAT BOOK 1, PAGE 5; THENCE RUN S05 °13'52 "W ALONG SAID * STATE ROAD 434 ORWOCS 103667D3 l Sehrlm b-M-i" Snau Assxwm Ex. A F:TBTRSTPR1Winter SpringslLoan DocslMortgage(Phase2)3.doc EASTERLY LINE OF BLOCK "A" A DISTANCE OF 251.46 FEET; THENCE DEPARTING SAID EASTERLY LIRE OF BLOCK "A" RUN S62 "36'00 "W A DISTANCE OF 109.52 FEET; THENCE RUN S50 °54'04 "W A DISTANCE OF 11.72 FEET; THENCE RUN S22 °01'13 "W A DISTANCE OF 65.99 FEET; THENCE RUN S29 °00'27 "W A DISTANCE OF 44.28 FEET; THENCE RUN 552 °03'03 "W A DISTANCE OF 9.60 FEET; THENCE RUN S28 °03'23 "W A DISTANCE OF 97.92 FEET; THENCE RUN S44 °20'04" E A DISTANCE OF 176.05 FEET ; THENCE RUN S3721'37 "E A DISTANC13 OF 71.69 FEET TO A POINT ON THE AFOREMENTIONED EASTERLY LINE OF BLOCK "A "; THENCE RUN ALONG SAID EASTERLY LINE OF BLOCK "A" S05 013152 1W A DISTANCE OF 42.89 FEET; THENCE DEPARTING SAID EASTERLY LINE OF BLOCK "A" RUN N27 °56'26 "W A DISTANCE OF 41.29 FEET; THENCE RUN N36 °31'04 "W A DISTANCE OF 54.59 FEET; THENCE RUN N52 032'01 "W A DISTANCE OF 245.40 FEET; THENCE RUN S89°06`27 "W A DIS'T'ANCE OF 57.99 FEET; THENCE RUN S66 °37'02 "W A DISTANCE OF 39,09 FEET; THENCE RUN S46 °29'24 "W A DISTANCE OF 41.50 FEET; THENCE RUN S28 °55'33 "W A DISTANCE OF 34.27 FEET; THENCE RUN SI0102'16 11W A DISTANCE OF 55.95 FEET; THENCE RUN S03 005147 "W A DISTANCE OF 52.29 FEET; THENCE RUN S07 °51'13 "W A DISTANCE OF 30.86 FEET; THENCE RUN S00 °47'47 "W A DISTANCE OF 49.12 FEET; THENCE RUN S07 125122 "W A DISTANCE OF 52.87 FEET; THENCE RUN S67 °06'00 "W A DISTANCE OF 15.29 FEET; THENCE RUN S79035'0 VW A DISTANCE OF 69.29 FEET; TRICE RUN N89 °18'43 "W A DISTANCE OF 96.92 FEET, THENCE RUIN N60 °50'07 "W A DISTANCE OF 119.48 FEET; THENCE RUN S86°04'53 11W A DISTANCE OF 186.65 FEET; 'THENCE RUN 809 °51'29 "W A DISTANCE OF 3.05 FEET; THENCE RUN N38 °52'1 I "W A DISTANCE OF 121.02 FEET; THENCE RUN 85I "16'44 "W A DISTANCE OF 5.00 FEET TO A POINT ON THE AFOREMENTIONED NORTHEASTERLY RIGHT OF WAY LINE OF TUSKAWILLA ROAD; THENCE RUN ALONG THE SAID NORTHEASTERLY RIGHT OF WAY LINE OF TUSI{AWILLA ROAD N38 °43'16 "W A DISTANCE OF 73.56 FEET TO THE POINT OT BEGINNING. CONTAINING THEREIN 45.687 ACRES MORE OR LESS. TOGETHER WTTH all easements for ingress and egress and retention/detention and other casement rights and privileges inuring to the benefit of the afo3edescribed Property and pursuant to the Easement Agreement recorded in Official Records Book 2803, Page 647, Public Records of Seminole CounM Florida. ORLDDC5 1 03 65303 1 SchdmshWMain Saut AosaWw Ex. A R\P13TR3TPRIW inter SptingsU.oan DocsllNortgage(Phase2 ).3_doc 0 0 ..c °yr a 9 A k i` 3� Jn° 1D .A ul EXHIBIT nN Y,rtrrd �I'1dd ��� +' yo7 y m , e° n r rn1CHgEL 44gKJ • f � ff f MR '7P�RlJ]K�7 foN� EXHIBIT n 1 I mum hi� aim ..,I. n'. Nr; � �Li !1 f'kp: :11 S Ili :il rii iiil it" I rr !V min Attachment E WITNESSETH: WHEREAS, Developer is the fee simple owner of certain real property currently locat in the City of Winter Springs, Florida and within the Town Center, more particularly describ in that certain Development Agreement, dated March 10, 2015, and recorded in the Offici Records of Seminole County, Florida at Official Record Book 8446, Pages 1131-1144 ("Origin Development Agreement"); and 11 WHEREAS, the Developer and the City desire to modify the Original Developme Agreement in conjunction with the approval of the final engineering plans by the Ci Commission pursuant to the terms and conditions stated herein in order to address sever additional issues related to the future development of the Property; and WHEREAS, on December 14, 2015, in conjunction with the approval of this First Modification, the City Commission approved the final engineering plans submitted by the Developer for the construction of 279 standalone apartment dwelling units. A copy of said final engineering plans are on file at the City of Winter Springs City Hall ("Final Engineering Plans"); and (d) Balconies Restrictions. The following covenant shall apply to all apartment balconies: First Modification Developer's Agreement City of Winter Springs and Winter Springs Holdings, Inc. -4- 4 All other terms of the Original Development Agreement not modified by the provisions of this First Modification shall remain in full force and effect. IN WITNESS WHEREOF, the parties have hereunto set their hands and seal on the date first above written. [Signature pages to follow] First Modification Developer's Agreement City of Winter Springs and Winter Springs Holdings, Inc. -5- U21=9 By: Andrea Lorenzo Luaces, City Clerk Signed, sealed and delivered in the presence of the following witnesses: CITY OF WINTER SPRINGS M Charles Lacey, Mayor APPROVED AS TO FORM AND LEGALITY For the use and reliance of the City of Winter Springs, Florida, only. M Anthony Garganese, City Attorney for the City of Winter Springs, Florida WINTER SPRINGS HOLDINGS, INC., a Delaware corporation By: Print narne:— Its President First Modification Developer's Agreement City of Winter Springs and Winter Springs Holdings, Inc. -6- DISTRICT OF COLUMBIA The foregoing instrument was acknowledged before me this day of 1 2015, by , as President of Winter Springs Holdings, Inc., a Delaware Corporation, on behalf of said corporation. He is personally known to me or produced as identification. (NOTARY SEAL) (Notary Public Signature) (Print Name) Notary Public, State of Co fission No.: My Commission Expires: First Modification Developer's Agreement City of Winter Springs and Winter Springs Holdings, Inc. -7- ATTACHMENT "I " MAGNOLIA PARK . . . . . . .... civic PUBLIC AREA - -------- AN ®r Al- Attachment "F" CITY OF WINTER SPRINGS, FLORIDA DRAFT MINUTES PLANNING AND ZONING BOARD /LOCAL PLANNING AGENCY REGULAR MEETING - DECEMBER 2, 2015 PAGE 1 OF 2 Excerpt from the Wednesday, December 2, 2015 Planning and Zoning Board/LPA Regular Meeting Minutes PUBLIC HEARINGS 502. Community Development Department — Planning Division The Community Development Department — Planning Division Requests The Planning And Zoning Board Consider Approval Of: 1) Preliminary/Final Engineering Plan, And 2) Aesthetic Review For Total Of 279 Multi - Family Units Located On The East Side Of Tuskawilla Road, North Of SR 434 And West Michael Blake Boulevard. Mr. Bobby Howell, AICP, Senior Planner, Community Development Department introduced the Agenda Item and explained the Applicant's request for approval of a preliminary Final Engineering Plan and an Aesthetic Review for an apartment community containing 279 units. Referencing an aerial photograph, Mr. Howell pointed out the location of the proposed community. Continuing, Mr. Howell gave a brief history of the project and noted the different negotiations related to the community's location. Mr. Howell also mentioned that the plans have been designed in accordance with the Concept Plan and Development Agreement approved by the City Commission; and also commented on several points of entry to the community, mixed - use /commercial development, and parking. Images are shown with further comments. Board Member Bart Phillips inquired if this was part of a second phase development. City Attorney Anthony A. Garganese indicated, "It was phase two (2) of the original — JDC (James Doran Company) project." Attorney Garganese noted that the project had been terminated. Mr. Stevenson explained, "We have always referred to as phase two (2), Mr. Phillips, has been the east side of Tuskawilla Road, as being phase two (2) of the Town Center." Chairperson Henderson opened "Public Input ". No one spoke. Chairperson Henderson closed "Public Input ". "I MAKE A MOTION WE APPROVE THE FINAL ENGINEERING PLAN AND AESTHETIC REVIEW FOR A TOTAL OF 279 MULTI - FAMILY UNITS LOCATED ON THE EAST SIDE OF TUSKAWILLA ROAD, NORTH OF SR (STATE ROAD) 434 AND WEST OF MICHAEL BLAKE BOULEVARD." MOTION BY VICE - CHAIRPERSON CASMAN. SECONDED BY BOARD MEMBER PHILLIPS. DISCUSSION. CITY OF WINTER SPRINGS, FLORIDA DRAFT MINUTES PLANNING AND ZONING BOARD /LOCAL PLANNING AGENCY REGULAR MEETING - DECEMBER 2, 2015 PAGE 2 OF 2 VOTE: BOARD MEMBER WALKER: AYE CHAIRPERSON HENDERSON: AYE BOARD MEMBER PHILLIPS: AYE VICE - CHAIRPERSON CASMAN: AYE BOARD MEMBER MILLER: AYE MOTION CARRIED. Attachment "G" Open Engineering Comments 12/8/2015 Sheet Comment C001 - COVER.pdf Conditions of approval: 1. Streetlighting and site photometric plans subject to staff review and approval. 2. Developer to enter into NSSLIA agreement wit h the City for maintenance of decorative streetlights and signage along the development's right -of -way frontage. C006 - MASTER SITE All work in the FDOT right -of -way is subject to FDOT approval and issuance of LAYOUT.pdf the necessary permit(s). C006 - MASTER SITE Provide typical sections for the Edge drives; show all improvements and LAYOUT.pdf dimensions across the entire width of the right -of -way. C006 - MASTER SITE The Perimeter Road does not meet Town Center standards for an Edge Drive. LAYOUT.pdf This road can remain as shown but will need to be a private road that is owned and maintained by the apartment owner. C006 - MASTER SITE The turn lane design needs to be revised to meet current FDOT standards. LAYOUT.pdf C006 - MASTER SITE Update to match the right -of -way lines shown on sheets 7 and 8. LAYOUT. df C006 -1 - ROUNDABOUT According to Detail "A" and the plan, the proposed length from the face of D SIGNAGE.pdf curb to the proposed pavement is 12', with the pavers being 11'. That would make the Type RA curb only 1'. Per FDOT Spec 300, type RA curb should be 2'- 3" C006 -1 - ROUNDABOUT Delete the double yellow centerline on MBB, except for that needed on the SIGNAGE.pdf approach to the trail crossing per Seminole County trail crossing standards. C006 -1 - ROUNDABOUT Provide a typical section through the roundabout. The exact dimensions of SIGNAGE.pdf various elements is still not clear. C006 -1 - ROUNDABOUT Review existing signage at the trail crossing and identify which signs need to SIGNAGE.pdf be removed or relocated. The signage in this area needs to be cleaned up. Signage should be based on stop control for all approaches. Pedestrian warning signs are not needed at stop signs. C006 -2 - TRUCK ACCESS.pdf The mountable apron width needs to be slightly larger to provide some margin for driver error. Be sure any changes to the apron width are reflected on all applicable plan sheets and details. C007 - SITE LAYOUT Extend leader line for the pedestrian warning sign callout to the sign location WEST.pdf in front of the crosswalk. C007 - SITE LAYOUT Move the two pedestrian warning signs right up to the crosswalk per MUTCD WEST.pdf standards when using the arrow supplemental plaque. Page 1 of 2 Open Engineering Comments 12/8/2015 C008 - SITE LAYOUT Provide one additional bollard on the south side of the tree planter; evenly EAST.pdf space the 3 bollards between the tree planter and hte curb ramp. C009 - SITE LAYOUT Delete double yellow centerline, except for that needed at the approach to the NORTH.pdf trail crossing. C010 - GRADING WEST.pdf This may have been previously discussed, but please explain why a swale is needed here. It appears the runoff from the small lot to the south could sheet flow into the street and drain along the curbs to the inlets. This would eliminate the swale and free up more land for the future lots. If the swales must remain for the time being, suggest locating them in easements, since the swales will go away when the property develops (and be replaced by a developed street matching the other side. It is easier to vacate easements than right -of -way. C012 - GRADING NORTH.pdf This style of retaining wall and barrier has a "highway" look that is not a good fit in the Town Center adjacent to the trail. Need to provide decorative enhancements to the exposed wall face and both sides of the barrier. Please specify the barrier to have a minimum height of 42- inches for fall protection. C014 - UTILITY WEST.pdf Callout cleanout and list invert elevation. C016 - UTILITY NORTH.pdf Callout existing sleeves across MBB: one 6" and two 4 ". Callout to remove if not used. C017 - PROFILE TREE Delete dimensional callouts not shown on the plan and profile sheets (typ.) SWALLOW 1.pdf CO21 - PROFILE MICHAEL At the connection point, callout a sawcut and station number. BLAKE 2. pdf CO25 - SWALE LAYOUT.pdf Provide a concrete driveway apron in the right -of -way. Even though it will be temporary, it could be years before the east side is developed. Call it out to be stone during construction with concrete to be installed at the end of sitework. CO26 - STORM POND.pdf Callout rip -rap depth CO26 - STORM POND.pdf Callout rip -rap dimensions and depth CO26 - STORM POND.pdf Prior to any site construction, need Seminole County approval of trail crossing and the proposed maintenance of traffic plans. CO26 - STORM POND.pdf Show and callout a tee to match Section A -A above. CO27 - LIFTSTATION Change "ROW" to "easement" for the lift station site. LAYOUT. df C032 - MOT PERIMETER.pdf Add a note to the plans stating that no daytime lane closures are permitted. I001 - IRRIGATION PLAN.pdf Identify the location of the point of connection, meter, and back-flow preventer. Need to coordinate the separation of any landscaping /irrigation for areas in the right -of -way that will potentially be maintained by the City. Page 2 of 2